Can we use a tin or other metal for a basement ceiling in a retail space?
glassteacher
| Posted in Building Code Questions on
We own a retail building with a large basement. We own the stained glass/fused glass business in the space. We are remodeling the basement to be a part of the public/retail space. The problem is the ceiling. We have exposed romex wiring between the joists and the ceiling is rather low – 6’5″ at the bottom of the steel beams. Our code inspector has ruled out foaming the ceiling then painting over the foam; drop ceiling or nailed on ceiling tiles, and wood paneling. He thought that a metal ceiling may work but did not know. Any suggestions or creative solutions?? Thank you!
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Replies
Glass,
The first question would be to know your code inspector's concerns. Does this floor assembly need to meet some type of fire assembly rating -- for example, a one-hour rating? If so, what type of assembly rating are you aiming for?
The code inspector has asked for a 15 minute burn rating.
Maybe I missed it but why not drywall?
Very few assembles are thinner or lower cost. If you need to access the space for service plan on cutting it open and repairing it.
Walt
My contractor has said that after they box around the steel beams and duct work, that the drywall ceilings would be too low for code. Also, we are using LED panels for lighting. If we use drywall then we have to use a drop down lighting kit which would have the effect of lowering our headroom even more.
Glass,
It may be worth your while to hire an architect familiar with commercial fire-rated assemblies. I'm not an expert in such matters, but I will note:
1. Walter is right -- it's hard to beat drywall for this purpose.
2. If the issue is boxing in the steel beams, ask your inspector whether you can leave the steel beams exposed, and establish a drywall ceiling height between the steel beams -- that is, a few inches higher than the bottom of the steel beams.
3. If these suggestions don't work, the traditional solution is to lower the floor. This is expensive, because you will need a jackhammer to remove the existing concrete, and then you'll have to remove material from under the concrete and pour a new slab.
4. If you can't afford to lower the floor, you may have chosen the wrong space for your commercial venture. Time to move on.
Thank you for your advice. Since we own the building we will have to explore many options. Who knows, we may actually come up with a workable and new solution!