Condo's. Hotels. When Are Steel Stud's Req'd?

puke

I have moved to a new area of the country. Before now I have been on jobs that ALL had 40 pages or so of architect drawings, specs. etc., So there were never many decisions to make, just prints to read and things to do....
I am now in an area where they skip the architect any time they can and just expect you to wing it.

Here's my question.
In an existing condo (bldg. has 4 floors total, I think). All floors and ceilings are concrete. We're doing a mild remodel (mostly decor on this one), but the customer is now asking us to separate his hot tub (from the rest of the living area) with walls. So we're adding two walls about 7 feet long each,...five feet of that will be doors (double). I think that some or all of the original framing is metal studs....Although I see a lot of huge wood beams in some of the common areas (lobby's, swimming area, etc.,) I'd prefer to do this using wood, due to things may change or who knows what...I can see them deciding half way through to hack in top-lights like the next door neighbor did.
Just trying to keep things easy.
What do you think?
Maybe there is some sort of code guideline for non-bearing walls in hotels and condo's?
Ok,
Any ideas would be cool.

Chris Johnson

Before you start ripping and tearing, I don't care what part of the country you are in, there are codes to follow. This condo/hotel whatever it is houses the general public putting you at a larger risk of liability. Beyond reading what the building code accepts now read the fire code and if you are dealing with a swimming pool/hot tub, the health code will apply.

__________________
Chris

thom

Adding to Chris's list, Talk to the condo association. They own the stuff you attach to and will require their permission to do anything.

Justbuilding

The fire rating of the building may require you to use metal studs, or use fire rated wood. Condos can be a huge liability due to the possibility of affecting so many different owners if your work causes problems.

donfta

[quote=Justbuilding;525061]The fire rating of the building may require you to use metal studs, or use fire rated wood. Condos can be a huge liability due to the possibility of affecting so many different owners if your work causes problems.[/quo tell you what guy you stick with the metal studs and ask about the condo rules for remolding some times all the associates have to inspect your work

simplejack

Use Steel studs, Their not load burying walls, and theres a certain fire code that stipulates that all new construction (even if existing walls are wood) must not add combustibles to flames.

20 Gauge studs and lots of insulation, in fact if its a demising wall; use insulation, sound board and type X 5/8 sheet rock, and lots of screws.

Theirs really no down side to using steel in a "Commercial" environment.

strightclaw

what simplejack said

KennMacMoragh

There are five different building types that pertain to fire protection. There is one type that allows large wood beams but not wood studs. The Tacoma Dome is one example in my area, where it's mostly concrete but they still use wood beams. The way you describe your building, it sounds like that's what it is. So if it is, then no you couldn't use wood studs.

But the only way to be sure is to know the code, determine the occupancy type and look up which building type it has to be. I've built four story condo's before all framed out of wood. But maybe your building has an occupancy type that requires it to be metal.

HouseToHome

Would the same answer pertain to a soffit in a condo kitchen. Also, are Tapcons code for that application? (God I hate looking up anything in that damn book)

Anti-wingnut

Puke,
Are you familiar with post tension slab construction? Before you get too carried away roto-hammering, you better find out if that is a PT deck.

H to H,
Tap-cons are actually not common in commercial construction. Some jurisdictions will allow shots, others allow small drive pins. What is important, is that the anchor not melt in a fire like the nail drives, and if the building is a PT, to not exceed 3/4" imbedment