Home with an Attached Hangar Greater Than 2000 Sq Ft?

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FL Pilot

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FL Pilot
Have any of you had success building a home with an attached hangar greater than 2000 sq ft? To be clear, I'm asking about a hangar space greater than 2000 sq ft, attached to a separate living structure, under a common roof.

I'm aware of IBC 412 as it pertains to "residential aircraft hangars."

I'm curious if any of you were able to get approval to build your attached hangar greater than 2000 sq ft and if so, were you required to install a sprinkler system?

Please try to keep the replies factual and relevant.

Thanks.
 
1800’ living, 3300’ hangar. One level, one roof. No sprinklers. No problems with homeowners insurance.
 
North Carolina permits "residential" hangars of 2000' floor space or less that share no systems with the house. All you need is like a 2 hour fire wall (in Virginia that's what we needed for garages). If you go up above that, then you have to build to commercial standards. That doesn't preclude (at least here) it being attached to the residence, but you have to have 5 hour firewalls (IIRC) and goofy things like exit signs etc...

The "hangar" part of my house is 3000' SF. I've walled off the "airplane" area to 2000 SF to keep under the residential exemption. However that back wall isn't structural if I had to, I could knock it out. Oddly, it turns out that it's worked out well. My workshop and a bunch of storage is in there which would have ended up in the hangar space anyhow, and things are neater for the effort. Of course, it makes for oddities like my closet has 17 foot ceilings. That does come in handy since I put in pallet racking that has sliding cabinets hanging from it and still room for bulk junk on top.

Amusingly, there's no requirement for fire protection for either residential or commercial. I have two dry chem/halon extinguishers mounted on the ceiling with sprinkler heads just in case. The rest of the house has the only (at the time I built it) completely independent fire sprinklers in the county. The fire marshall had a blast testing it (do the point of hearing the fire engines being dispatched when we worked the test valve).

There is one code violation. The water-to-water heat pump for the house also heats the hangar floor. Nobody noticed that. The main house panel (which is really a subpanel) is in the hangar as well.
 
FL Pilot said:
I'm aware of IBC 412 as it pertains to "residential aircraft hangars
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Find out what version of what code has been adopted by your local jurisdiction. IBC isn’t universally adopted and where it is, it often isn’t the most current version and has locally adopted amendments. In the states I live in and operate my business, construction regulations and enforcement for residential and commercial occupancies are very different. Local zoning also affects what can be done. And in all cases, the AHJ, usually the local Fire Marshall, can waive or modify specific requirements if they choose to. If your city or town requires plan review and building inspections as conditions of a building permit? Go talk to them, or a local architect who designs residential projects in that jurisdiction.
 
Stewartb said:
Find out what version of what code has been adopted by your local jurisdiction. IBC isn’t universally adopted and where it is, it often isn’t the most current version and has locally adopted amendments.
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I'm still digging but the local municipality told me the space (greater than 2000 sg ft) would have to comply with "Section 412 of the Florida Building Code."

So far, based on what I've been able to find, it appears Florida has simply adopted Section 412 of the IBC as Section 412 of the Florida Building Code.
 
I see residential hangar paragraphs beginning at 412.4 and there’s no mention of fire suppression for that classification.
 
Stewartb said:
I see residential hangar paragraphs beginning at 412.4 and there’s no mention of fire suppression for that classification
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They're saying when larger than 2000 sq ft, it's no longer a ‘Residential Aircraft Hangar’ as defined by the Florida Building Code and instead will have to meet the requirements of a standard aircraft hangar as found in section 412 of the Florida Building Code.
 
I’d challenge that. Residential is an occupancy definition, not size definition. Big houses aren’t treated like commercial buildings. Why should a hangar be different?
 
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The bigger issue might be insurance. Probably still doable today but perhaps not in 10 years. I would build a separate hanger if space permits. Also keep in mind that if you are not quite forthcoming on the insurance application the insurance issuers are looking much harder post incident at reasons to deny. One of the simplest is dogs. If you have a pitbull and don’t list it on the application and the house later burns they can and will deny the claim!
 
Stewartb said:
I see residential hangar paragraphs beginning at 412.4 and there’s no mention of fire suppression for that classification.
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There isn't, but having spent many years in the fire service (and it's hereditary, my grandfather was the chief deputy in a major NE fire department), I wouldn't go without it. Fires in sprinklered buildings are not events. Even the "commercial standard" hangars aren't required to have it.
 
Jeff767 said:
The bigger issue might be insurance. Probably still doable today but perhaps not in 10 years. I would build a separate hanger if space permits. Also keep in mind that if you are not quite forthcoming on the insurance application the insurance issuers are looking much harder post incident at reasons to deny. One of the simplest is dogs. If you have a pitbull and don’t list it on the application and the house later burns they can and will deny the claim!
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That has never happened. A failure to notify of a particular breed or even an intentional misrepresentation that you don’t have a certain dog at your house is not “material” to a fire loss claim. If an insurance company denies a fire claim because you failed to let them know you have a pitbull, call a bad faith insurance lawyer immediately because you’re going to get paid!
 
State Farm has no problem insuring my house and hangar including with the 500 gallon fuel tank that’s built into the plan. My heating unit is separate but shares a single utility feed. Plumbing is shared. Electricity is shared. Very common in my area. The common wall is treated the same as a residential garage. The hangar has 5/8” type X drywall on the common wall and lid. Exterior walls have 1/2” drywall. The door to the house is solid core, self closing. Typical single family building standards. No fire ratings. As one would expect, contents of the garage other than normal household items aren’t covered. That includes airplanes, cars, 4 wheelers, snowmachines, etc.

The OP has an interesting situation. IBC 412 limits “residential” hangars to 2000 sq ft and fire suppression tables don’t apply to hangars under 5000 sq ft. The local jurisdiction may allow a larger hangar if the common wall and lid meet two hour separation requirements, which is simple to do. I’d recommend he visit with the local building official or AHJ and discuss how to build what he wants.
 
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flyingron said:
There isn't, but having spent many years in the fire service (and it's hereditary, my grandfather was the chief deputy in a major NE fire department), I wouldn't go without it. Fires in sprinklered buildings are not events. Even the "commercial standard" hangars aren't required to have it.
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Does your suppression system use foam?
 
The hangar system is a combination of Halon and dry chemical.
 
Jeff767 said:
I would build a separate hanger if space permits.
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I could fit separate structures but the construction cost would be significantly more. I am leaning toward building with ICF (Insulated Concrete Forms), which has a three to four hour fire separation rating. This should help with insurance.

The initial design drawing includes a hangar space of about 5600 sq ft (70' x 80'). The attached conditioned living space is modest at just under 2000 sq ft.
 
Stewartb said:
State Farm has no problem insuring my house and hangar including with the 500 gallon fuel tank that’s built into the plan. My heating unit is separate but shares a single utility feed. Plumbing is shared. Electricity is shared. Very common in my area. The common wall is treated the same as a residential garage. The hangar has 5/8” type X drywall on the common wall and lid. Exterior walls have 1/2” drywall. The door to the house is solid core, self closing. Typical single family building standards. No fire ratings. As one would expect, contents of the garage other than normal household items aren’t covered. That includes airplanes, cars, 4 wheelers, snowmachines, etc.

The OP has an interesting situation. IBC 412 limits “residential” hangars to 2000 sq ft and fire suppression tables don’t apply to hangars under 5000 sq ft. The local jurisdiction may allow a larger hangar if the common wall and lid meet two hour separation requirements, which is simple to do. I’d recommend he visit with the local building official or AHJ and discuss how to build what he wants.
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This.

Call the building department and ask to set up a meeting with the Chief Building Official. Be respectful of his legal position and let him know what you'd like to do.

The local building official can interpret the code as they see fit. You can argue "code language" all day, but it comes down to the CBOs interpretation.

When approached properly building officials can find a way to interpret the code to your advantage.

I have been living in this world for over 50 years so this is one of the few things I know a lot about.

Lastly, if you do get a positive answer from them, go home and write a confirming email documenting the interpretation.

Later, the plan reviewer may question the interpretation at which time you can show him a copy of your agreement with the CBO.
 
imwithtuxedo said:
That has never happened. A failure to notify of a particular breed or even an intentional misrepresentation that you don’t have a certain dog at your house is not “material” to a fire loss claim. If an insurance company denies a fire claim because you failed to let them know you have a pitbull, call a bad faith insurance lawyer immediately because you’re going to get paid!
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You can Google numerous cases. You entered a contract with the insurance company. If you misrepresented anything on the application the entire contract is void. They will need to refund your premiums paid. This is not criminal law or a warranty situation. It’s contract law.

What is a material misrepresentation?

A material misrepresentation means that the insurance company either would not have issued the policy, or they would have issued a different kind of policy if the facts had been presented accurately. A material misrepresentation may occur when an application contains false information, or it may include the withholding of information.

With a liability or property and casualty policy, intent to deceive is not always necessary to void a claim. The insurance company does not have to prove that the policyholder intended to deceive it or obtain a policy by fraudulent means. In most states, including New York, any material misrepresentation gives the insurance company a legal basis to deny the claim and rescind the policy.
 
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You live in a different world than me. My insurers have never looked for an out. I read all sorts or silly comments about insurance online and dismiss 99% of them as ********.

For my hangar home? State Farm had an inspector come and walk the house inside and out and even met my dog. Easy peasy.
 
One other thing to consider. In the jurisdiction I am considering building my hangar home, if the hangar is over 2k ft^2, a floor drain must be installed. That floor drain must be connected to city sever via a flammable trap/interceptor.

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As for the fire codes, the jurisdiction requires 2hr firewalls regardless of size.
 
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