June 6, 2019|

Why Air Sealing Garages Really Matters

  • Best Practices for Air Sealing Attached Garages | via ECHOtape

An attached garage is a nice place to park your car and store your stuff, but it can also be a health hazard. Unless your garage is sealed properly, potentially lethal gasses can silently seep into the house via cracks, holes, ductwork, and improperly sealed air and vapor barriers. Here are the nine best practices for air sealing garages.

Best Practices for Air-Sealing Garage Spaces

The simple act of starting your car in the morning produces harmful carbon monoxide; gas furnaces,  water heaters, chemicals, fertilizers, and paints can all generate harmful fumes. These potentially lethal colorless, odorless, potentially lethal gasses can silently seep into the house via cracks, holes, ductwork, and improperly sealed air and vapor barriers.  This is why the 2012 International Energy Conservation Code began requires air sealing between the garage and any conditioned space.

That said, when it comes to air sealing, the garage still remains problematic, even when the rest of the house is done right.  The High-Performance Building Zone at the 2018 Internal Builder’s Show in Orlando dove into the issue, discussing these 9 best practices for air sealing garages and crawl spaces.

Why Air Sealing Garages Really Matter

  1. Where joists cross the wall between the conditioned space and the garage, install blocking in each joist bay, and seal around the blocking with caulk or expanding foam. Acceptable blocking materials include plywood, OSB, and rigid insulation board.
  2. If the garage shares a slab with the home, use a pliable gasket to seal between the sill plate and the slab on the separation wall.
  3. Before installing the drywall, use expanding foam to fill gaps around any wire and plumbing penetrations in the wall or ceiling.
  4. When hanging drywall, use construction adhesive (tape!) to seal around the edges.
  5. The water heater platform is a common source of air leaks. Make sure you install and seal the drywall in that area before building the platform.
  6. Install foam gaskets behind outlets and switch plates, and seal the boxes to the drywall with sealant for extra protection.
  7. Keep ductwork out of the garage. Even a small leak could draw harmful fumes into the living space.
  8. When in doubt, ventilate! Installing a timer-operated passive vent from the garage to the outside can remove pollutants from the garage air and send the outdoors.
  9. Last, but not least, the door between the living space and the garage is a key component to the air-sealing strategy. Select an insulated, metal, fire-rated, self-closing door with an air-tight weather seal.

For a more in-depth look at air sealing attached garages, please visit Building America Solutions Center for solutions and compliance techniques.


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