This course is intended to provide 4 hours in the prescribed area of operation of the community association s physical property relating to community

Transcription

1 This course is intended to provide 4 hours in the prescribed area of operation of the community association s physical property relating to community association management. 1

2 TABLE OF CO TE TS LEARNING OBJECTIVES.3 SECTIO O E I TRODUCTIO.4 MITIGATION..4 HURRICANES 4 DUTIES OF THE INSURER..5 INSPECTIONS 6 UNIFORM MITIGATION VERIFICATION FORMS..6 ELIMINATION OF FREE INSPECTIONS 6 CITIZENS CONDO DISCOUNTS.7 FLORIDA BUILDING CODE 7 DETERMINING AVAILABILITIES OF INSURANCE INCENTIVES...9 DISCOUNTS...9 FACTORS TO BE CONSIDERED.9 COSTS OF THE IMPROVEMENTS 10 USING THE WIND INSURANCE INCENTIVES WEBSITE 10 WHAT DO I DO NOW?...20 SECTIO TWO RETROFITTI G RESIDE CES 23 REINFORCING THE ROOF 24 ROOF COVERINGS.24 ROOF DECKS...25 MATERIAL...25 ROOF DECK ATTACHMENT 25 ROOF WALL CONNECTION.26 WALL-FOUNDATION CONNECTIONS...28 SECONDARY WATER RESISTANCE...30 BRACE GABLE END OF ROOF.31 OPENING PROTECTION 33 GARAGE DOORS 34 NEW BUILDINGS 34 OTHER WIND-RESISTIVE FEATURES 35 OPENINGS EXISTING RESIDENCES 37 VERIFICATION OF IMPACT TEST STANDARDS..37 SECTIO THREE RE OVATIO...40 PLANS AND "SPECS".41 SCHEMATICS..41 GRADING AND SITE PLANS 41 ELEVATION PLAN.42 SECTION..42 FLOOR PLANS AND PLATES...42 OUTLINE SPECIFICATIONS.43 RENDERINGS..43 FINAL PLANS AND SPECS, THE WORKING DRAWINGS...43 TENANT SPACE PLAN...44 IMPORTANT DEVELOPER DOCUMENTS..44 FINAL THOUGHTS.44 2

3 LEARNING OBJECTIVES Upon completion of this course, the learner should be able to: Be aware of possible hurricane damage due to present construction. Understand the purposes of hurricane mitigation. Determine possible hurricane mitigation procedures and techniques for new construction or remodeling of existing buildings. Discuss mitigation techniques with construction personnel. Strongly consider hurricane mitigation when remodeling or "up-dating" existing facilities. Understand the procedures and problems in renovating property, whether it is renovating for a different purpose or use such as commercial to residential or renovating for the upgrading of the residential property. Become familiar with many of the regulations required for renovation. 3

4 SECTION ONE -INTRODUCTION MITIGATION "Mitigation" is usually associated with procedures used to make property damage and in some cases, personal damage also less severe, and in Florida, this pertains mostly to Hurricane damage. For the past couple of years, the State of Florida offered a "Mitigation Program" in which certain awards (up to $5,000) were given to property owners that mitigated their property against wind damage according to a strict set of rules. However, this program expired the last of May, 2009, a victim of diminished available funds due to the overall economy and it is extremely doubtful that the program will be reinstated in the near future. This program offered the incentives as a method of holding down primarily hurricane damage. ("Mitigation" means to make less severe or less painful, less harsh or hostile.") This program also included a provision for Homeowner's Insurance companies to reduce the windstorm part of the total premium if these mitigation features were performed. The amount of the discounts varies depending upon several factors, primarily the strengthening of property through various means, both for new construction and for existing construction. The Community Association Manager should be familiar with the physical strengthening of the buildings, not just because of the possible reduction in insurance premiums, but as a measure of safety for the residents and the protection of their personal effects. Also, preparing new and existing buildings for the maximum protection against hurricane velocity winds may not be immediately pertinent to existing buildings, future construction and repairs should take these mitigation procedures into consideration. Some of the professional mitigation techniques may appear to be detailed or technical for some Community Association Managers, so they are explained in a manner so that the Manager may converse with contractors on mitigation programs in a manner that should alleviate misunderstandings. HURRICANES A hurricane is a powerful tropical storm that measures several hundred miles in diameter, and it consists of two parts: (1) the "eye" of the storm which is a calm area in the center of the storm. Those who have been in the eye have often described how quiet and calm everything is, many times the only noise is from the birds who have been trapped inside the storm and the sky is a deep blue. It usually does not last long as it usually measures about 20 miles in diameter and the storm is traveling rapidly. In respect to property damage, the wind damage suffered up to this point is duplicated but with the wind coming from an opposite direction. Therefore, the damage can be worse because some of the property may be more susceptible to damage from winds coming from another direction. (2) The second part of the storm is simply a wall of clouds that surround the calm eye and where the strongest winds and the heaviest rain occur. 4

5 Hurricanes form over warm tropical oceans where moisture and light winds are present and that are needed to produce the storm. If the conditions are right, violent winds and torrential, flooding rains occur. Hurricanes rotate counterclockwise (in the Northern hemisphere) around the eye, and to be a "real" hurricane, those winds are rotating at least 74 miles an hour. If the storm is organized and maximum sustained winds reach 38 miles an hour, then that is a "Tropical Depression." If the organized system has winds of mph, with a defined surface circulation, then it becomes a "Tropical Storm." On the average, there are six Atlantic hurricanes each year (in the Pacific, they are called "Typhoons") and over a three-year period, there are approximately five hurricanes that hit the United States Coastline, from Texas to Maine. Normally, these storms pass by or "hit" Florida. When hurricanes hit land, heavy rain, strong winds and large waves can damage buildings, trees, automobiles and anything in its path. The large waves are called a "storm surge" and they are extremely dangerous precisely why one must stay away from the beaches during a hurricane warning or a hurricane. A storm surge can be deadly and cause a lot of damage, even if the hurricane does not otherwise pass directly over the coastline area. DUTIES OF THE INSURER When an insurer issues a new policy and at each renewal, they must notify the applicant or policyholder of any personal lines residential property insurance policy, of the availability and the range of each premium discount, credit, other rate differential, or reduction in deductibles for properties on which fixtures of construction techniques demonstrated to reduce the amount of loss in a windstorm can or have been installed or implemented. The form must describe generally what actions the policyholder may be able to take in order to reduce their windstorm premium. The form prescribed by the statute and a list of such ranges that has been approved by the Office of Insurance Regulation for each insurer licensed in Florida, and providing such discounts, credits, or other rate differentials or reduction in deductibles for the properties addressed by statute, will be available for electronic viewing and download from the Office internet websites. All residential property insurance companies must have filed a new loss mitigation discount no later than March 1, 2007, after which date the insurance companies must provide all new and renewing customers their exact discounts that apply specifically to their residences. In 2007, a uniform mitigation verification form was developed for use by policyholders to file with insurers for the purpose of factoring discounts for wind insurance. In 2008, the law was changed to provide a list of individuals who by their signature could validate the form for a policyholder. Those individuals who can sign the form include hurricane mitigation inspectors employed by an approved My Safe Florida Home (MSFH) wind certification entity, as well as building code inspectors, general or residential contactors, professional engineers or professional architects. The initial intent was to provide free residence inspections for at least 400,000 site-built, single-family, residential properties and to provide grants to at least 35,000 before June 30, This program was quite successful with over 400,000 inspection applications processed as of March 1,

6 INSPECTIONS Although the original program called for free inspections, inspections at this time are available through licensed inspectors. Such inspections determine what mitigations measures are needed, what insurance premiums are available (or may be available) and what improvements to existing properties are needed to reduce the property s vulnerability to hurricane damage. The homeowner must request the services of the inspector and the rates charged vary among inspectors; however, a multi-unit inspection reduces the cost per unit significantly. Many inspectors are open to negotiation/ The DFS contracts with wind certification entities (WCE s) to provide the hurricane mitigation inspections. In order to qualify as an WCE, the hurricane mitigation inspectors must be certified as building inspectors, general or residential contracts, professional engineers, professional architects, or have at least 2 years of experience in residential construction or building inspection. Also, they must have undergone drug testing and level 2 background checks, and are certified to conduct the inspections. NOTE: There are contractors that may offer inspections, often at a low rate; however, no Manager should contract with an inspector that is not a certified WCE. Most of the major Homeowner's insurance carriers specify that the inspector must be so certified before a reduction in windstorm premiums can be provided. After the residence has been inspected, the inspectors submits a report summarizing results and identifying recommended improvements needed to mitigate hurricane damage, including cost estimates, regarding such improvements, insurer-specific information regarding premium discounts correlated to the current mitigation features, and recommended improvements, and a hurricane-resistance rating scale specifying the current and projected wind resistance. UNIFORM MITIGATION VERIFICATION FORMS The Uniform Mitigation Verification Form was developed in 2007 for use by policyholders to file with insurers for the purpose of factoring discounts for wind insurance. In 2008, the law was changed to provide a list of individuals who by their signature could validate the form for a policyholder, such individuals include MSFH qualified inspectors, or building code inspectors general or residential contractors, professional engineers or professional architects. ELIMINATION OF FREE INSPECTIONS The bill as it stands in May, 2009, provides for free inspections, but the Florida Legislature Bill CS/SB 2078 as of April 6, 2009, eliminates the provision for free inspections and clarifies legislative intent that the MSFH program provide trained certified mitigation inspectors. The Legislature also added the following mitigation improvements that maybe required: Reinforcing roof-to-wall connections; 1. Improving the strength of roof-deck attachments; 2. Upgrading the roof covering; and 3. Secondary water barrier for roof. 6

7 CITIZENS CONDO DISCOUNTS The state-owned Citizen s Property Insurance Corporation (Citizens), which insures many condominium buildings in Florida, doubled the hurricane mitigation discounts effective as policies renew, in order to comply with an order mandating the additional discounts for low- and mid-rise condominium buildings that have roof meeting the 2002 building code. REQUIREMENTS ROLE OF CITIZENS The condominium building that cost $10 million or less to replace are eligible for enhanced discounts. Buildings can be part of the complex as long as an individual building s replacement cost does not exceed $10 million. The condominium must have an insurance agent document mitigation features. Existing discounts are doubled, but are capped so that the maximum reduction of the windstorm portion of the insurance policy is not more than 65 percent. The larger discounts will only be given at time of policy renewal, starting Sept. 1, (Palm Beach Post, 8/30/08) Interestingly, this will mean that Citizens is taking on additional risk to the present discount it offers to condominiums rising to $340 million. The rates will be frozen in 2009, even though the state lawmakers admit that those rates are inadequate to cover potential hurricane risks. This appears to be advantageous to condominium associations, but there is a hazard that Citizens will be receiving less premium, and insurance experts applauded Citizens for encouraging hurricane mitigation, but voices concern that if Citizens cannot cover potential losses, then the citizenry will be on the hook for future losses. At the present time, it appears that the Department of Insurance will allow for substantial rate increases which will open up the market for larger and more financially secure insurers, in effect allowing policyholders who are willing to pay more premium for coverage by a larger and more-financially security insurer. Citizens insured more than a third of the state s condominium complexes and with this discount, one can expect more condos to be insured by them. This will make Citizen s rates lower than several other condominium insurers, sometimes substantially. One condominium complex is South Florida had an annual premium of $900,000, compared to the Citizen s rates of $660,000. The more expensive insurer is a relatively small and new property insurer, so at this time, it is only conjecture as to how much the complex would have to pay with a larger company, such as State Farm, USAA, Hartford, Nationwide or Allstate. (At this specific time, it is not known if the Governor will veto this bill. If he does, then back to the drawing board!) FLORIDA BUILDING CODE The Florida Building Code (FBC) is the central piece of a relatively new statewide building code system, and it supersedes all local rules and has been effective on the date it was established by state law. In addition, new and stronger "rules," it also requires building code education requirements for all licensees and uniform procedures and quality control in a product approval system. For hurricane mitigation purposes, for instance, materials used for coverage of openings and the method of attachment, must meet "Miami-Dade" requirements the most strenuous building code in the state (see below). 7

8 This code has had a considerable impact on new construction in Florida and it is expected to improve the design and construction of new buildings with regard to wind loads and in particular, the wind-borne debris regions. The FBC adopts terrain exposure categories, stricter adherence to openings protection, particularly in Miami-Dade and Broward counties, new load combinations for allowable stress design (resulting in larger connection sizes for roof-to-wall connections. An important part of the FBC is the requirement (SECTION 34) that houses that are damaged beyond 25% MUST be repaired according to the FBC. For houses damaged beyond 50%, the entire building must be repaired to conform to the FBC. This information is of interest as the area in which the property is located is rated according to several factors, one of which is the wind-borne debris region. When requesting a premium discount for hurricane loss mitigation, one of the first questions is the county in which the property is located so that the wind-borne debris can be determined. THE INSPECTION REPORT The inspection report will outline the eligible improvements that may be performed on the house for the purposes of increasing resistance to wind damage due to a hurricane. Each inspection will provide a range of costs for the necessary improvement and it will explain what insurance discounts may be available for each improvement. The inspection report should also show a hurricane wind resistance scale that shows the current ability of the residence to withstand the winds, and future resistance ability as a result of the improvements made. The inspection report will prove an estimate of the discounts that may be available on the wind-protection part of the homeowner's insurance premium. These discounts may vary depending upon the improvements made. While it is natural to compare the possible savings on the insurance premium with the cost of the improvements, it is important to realize that the most important feature of the program is the peace of mind of the homeowner knowing that he and his loved ones will be safer if a hurricane hits. FLORIDA BUILDING CODE IN MIAMI-DADE & BROWARD COUNTY In 1992, Hurricane Andrew devastated South Florida. Miami-Dade, Broward and unincorporated Palm Beach counties passed building codes that required new residence to be built with opening protection, such as impact-resistant windows and doors, or impact-resistant coverings (e.g., shutters for windows and doors). These codes also included standards as to how opening protection products would be tested and approved for use. Today, the Miami-Date Notice of Acceptance (NOA) is the best way to know if products that are purchased pass the strictest tests in the county for windborne debris, pressure and water. To determine if a particular product has received a Miami-Dade NOA, is to visit the Miami- Dade Building Code Compliance website at: look for the Search Approved Products tab under Product Control on the menu. 8

9 DETERMINING AVAILABILITIES OF INSURANCE INCEN- TIVES The Florida Division of Emergency Management has created a website to assist homeowners who are considering the program. The agent should become familiar with this website as it provides answers to most questions raised by homeowners, but some homeowners may still have questions or not have access to the internet. If the homeowner has accessed this website, it will be much easier to answer any questions if the agent is familiar with this website. This website provides a method for homeowners and builders to search for wind insurance incentives available for buildings that are constructed so that damage is reduced during highwind events. The "features" that help to reduce wind damage include improved roof shingles, strong wood decks, hurricane clips and straps, impact resistant glazing or shutter protection for windows, roof shape, and other construction techniques. Most of the existing houses have one or more of the wind-resistant features and may qualify for some of the insurance discounts. In Miami-Dade and Broward counties, if houses have been built after 1994, and after 2002 in the rest of the state, they may have several wind resistive construction features and will possibly qualify for premium credits. DISCOUNTS Wind Mitigation discounts are applied towards the windstorm portion of total insurance premium. Depending on where the property is located in Florida, the windstorm portion is between 15% and 70% of the total premium. Premium determination is very complex and actual dollar discounts so in order to obtain an exact quote, the policyholder must contact his/her insurance agent or the individual insurance company in question. The three main factors for wind mitigation discounts include: 1. The number of wind resistive construction features present on the condo or residence - The more wind resistive features there are, the higher the total discount will be. The discounts can be as high as 30% or more of the wind portion of the insurance premium. 2. The location of the condo or residence - Discounted wind insurance rates are adjusted according to where the property is located within the state. If the wind insurance rates are high, then the percentage discounts will be greater for a condo or house in a high rate area versus the same condo or house in a lower rate area. 3. The value of your condo or residence - High value condos or residences has higher premiums. Therefore, the value of the discounts will increase with the value of the condo or residence. FACTORS TO BE CONSIDERED Location: The closer to the coast, the higher the premium because the more vulnerable the property is to damage caused by hurricane winds. The Policy: The insurance policy is divided into two premiums: damage caused by hurricane force winds; and for all other perils (fire, earth movements, etc.) The Deductible: The homeowner is allowed to choose a $500 deductible or a deductible of 2%, 5% or 10%, all based upon the actual value of the residence. The larger the deductible, the 9

10 lower the hurricane wind premium. The higher the deductible, however, the more-out-of-pocket damage expenses the homeowner must pay in the event of hurricane wind damage. This is one of the most important decisions that any homeowner must make when buying homeowner's insurance. It must be noted that homeowner's policies contain two deductibles, one for losses other than hurricane damage usually $500-10,000-25,000 or more. NOTE: The percentage deductible applies only to damage caused by the hurricane, e.g., total hurricane damage $45,000 and the total value of the residence as shown on the homeowner's policy is $200,000, with a 2% deductible, the homeowner is responsible for the first $4,000 he would pay $4,000 and the insurer would pay $41,000 in this case. Improvements to the Residence: The state requires insurance companies to offer discounts for protecting the residence against damage caused by hurricane winds. Securing the roof so that it does not sail down the street during a hurricane and protecting the windows from flying debris, are the two most cost effective measures that can be taken to safeguard the residence and reduce the hurricane-wind premium. Discounts apply only to the hurricane-wind portion of the Homeowner's policy. The Insurance Company: Although the state mandates that insurance companies offer discounts, it does not require the amount of the discount. Different companies offer different discounts for the same residence improvement. The Maximum Discount: Discounts are not calculated cumulatively, i.e., the total discount is not the sum of the individual discounts for each of the categories shown above, these discounts are not added to together but it is calculated so that when one discount is applied, other discounts are reduced until the maximum discount (of $5,000 or equivalent percentage of the total) is reached. COSTS OF THE IMPROVEMENTS The costs of the improvement projects vary, therefore it is highly recommended that a homeowner should contact a licensed contractor for an estimate. Certified Business Contractor can be found by online at Florida Department of Business and Professional Regulation at The website is provided by: Division of Emergency Management Windstorm Insurance Incentives 2555 Shumard Oak Blvd. Tallahassee, Florida Tel: (850) USING THE WIND INSURANCE INCENTIVES WEBSITE (click on Calculate Savings) The WEBSITE closely follows the following: 10

11 EXISTING HOUSE, NEW HOUSE, OR REBUILDING? Wind insurance incentives apply to existing houses, new houses, and rebuilt houses. Florida s New house" refers to any house built to the new statewide Florida Building Code that went into effect on March 1, In order to determine as to which filing discounts are applicable to that particular house, one of the following options must be selected (by clicking in the "O"): I am interested in learning about wind insurance incentives for: O House O Condominium (Indicate whether you are interested in learning about wind insurance incentives for: O Building a New House O Existing House O Rebuilding a House after a Disaster. YEAR BUILT (Choose when the house was built:) O Prior to 2002 O 2002 or later COUNTY LOCATION It is necessary to determine the county in which the house is located. Given the location of the house, values for Design Wind Speed, Terrain, and Wind-borne Debris Regions can be determined. Many insurance Companies use these values when rating houses for wind insurance. A map is shown so that the program will understand the location of the house, as the information produced by the program will be dependant solely on the location of the house. Once the homeowner selects a county by clicking on it on the map, the website then enlarges that particular county so that more specific location information can be obtained. LOCATION WITHIN COUNTY In the map that then appears (see below), the homeowner clicks on the approximate location of his house. This approximate location will determine the applicable Florida Building Cost 11

12 Wind Speed Region, Terrain, and whether the house is in the Wind-Borne Debris Region which is necessary to rate a house for possible wind mitigation credits. The specific address is not needed, just the location within the county so that the proper region can be determined. When the location of the house has been determined, the Windspeed, Terrain, and Wind-Borne Debris Region of that location will be displayed. (Note: for illustrative purposes, Manatee County has been selected.) LOCATION WITHIN COUNTY (Note: Area West of I 75, near Tallevast in Manatee County was selected.) The information that was then shown: Wind Speed 139 mph Terrain Terrain B Debris Windborne Debris Region. The homeowner always has the option of clicking on a different location if they are unsure of exactly where on the map they are location. This is not a bad idea as the determining boundary may be nearby. Design Wind Speed and Wind-Borne Debris Region The design wind speed map in the Florida Building Code is presented below. This map shows the Wind- Borne Debris Region (WBDR) and the basic wind speeds. Within the WBDR, buildings must be designed with shutters, impact resistant glass, or allow for higher internal pressure loads when designing the building. These factors influence how resistant the building is to damage and loss in a windstorm. Each county has adopted a version of this map for new construction. The county maps in this website reflect what each county has adopted for its design wind speeds. 12

13 SEARCH OPTIONS This website allows users to view search results in one of two ways: percentage discounts for a single company or percentage discount ranges across all companies. If a single company is chosen, the homeowner will be able to view a broad range of discounts available from that company. If the homeowner wishes to view discount ranges across companies, the discount ranges will be for the selected set of house features. (The homeowner then has the option to :) O Review Discounts for all Companies O Review Discounts for One Company (Click Next to continue) WHAT CONSTRUCTION FEATURES DO YOU KNOW ABOUT YOUR HOUSE? When this instruction appears the homeowner then must indicate the number of stories, roof shapes, and type of roof deck of their house. The help links next to each item provide explanation and pictures to help with the selections. SELECT NUMBER OF STORIES O One Story O Two or More Stories 13

14 Number of Stories Choose One Story if the house rises only one story above the ground. One Story Choose Two or More Stories if the house is more than a single story. If the homeowner's residence is a split-level house, house where one of the stories is only partially below ground, 1 1/2 story house, or house built on stilts, the homeowner should choose Two or More Stories. Two or More Stories Two or More Stories 14

15 SELECT ROOF SHAPE The homeowner must then select the roof shape as: O Other O Gable O Hip The roof shapes are explained as illustrated below: Roof Shape Hip - A hip roof slants upward on all sides. It is not a hip roof if any exterior wall extends above the attic floor. Hip Roof Gable - A gable is the triangular part of a wall under the inverted "v" of the roof line. The house must have a braced gable in order for the homeowner to select this option. Bracing refers to lateral bracing members that connect the last few trusses together. Bracing can be accomplished in many ways, but typically one would see diagonal or horizontal wood members aligned perpendicular to the plane of the roof trusses. This element usually requires verification by a qualified construction professional (see discussion in next SECTION). Gable Roof Other - All other roof shapes, including unbraced gable fall into this category. Other examples include flat, mansard, gambrel, and Dutch hip. Flat Roof 15

16 Mansard Roof Gambrel Roof Dutch Hip Roof The following is a graph prepared by the Allied Research Associates for Florida Department of Community Affairs which shows the comparison of Estimated Failures for a Gable House (a,c,e) versus Hip Roofs (houses b,d,f) at a specific point in Florida (Lighthouse Point) 16

17 (THESE GRAPHS POINT OUT VIVIDLY THE DIFFERENCE IN WINDSTORM PROTECTION BETWEEN HIP AND GABLE ROOFS, PARTICULARLY IN (E) AND (F) WHOLE ROOF DAMAGE OCCURS AT 150 MPH FOR GABLE ROOFS, BUT THE SAME DAMAGE OCCURS AT 170 MPS FOR HIP ROOFS.) 17

18 SELECT ROOF DECK TYPE O Plywood / OSB O Dimensional lumber O Concrete ROOF DECK TYPES The most common roof deck types in residential construction today are plywood and Oriented Strand Board (OSB) decks. If the roof deck consists of 4-foot by 8-foot wood panels, select Plywood/OSB. Prior to the introduction of plywood to the construction industry (in the 1950's), the most common roof decking material was dimensional lumber or tongue and groove (T&G) decking. Dimensional lumber or T&G are usually 4- to 8-inch wide boards that are nominally 1-inch thick (3/4-inch actual thickness) and are laid in a fashion that is parallel to the ridge or diagonal to the ridge. If the roof deck consists of board decks, select Dimensional Lumber. Dimensional Lumber roof decks are not typically used in today's construction because of the higher labor costs. Concrete decks are roof structures composed of cast-in-place or pre-cast structural concrete designed to be self-supporting and integrally attached to the wall/support system. If the house has a concrete roof deck, select Concrete. (Refine Your Search) This page gives the property owner a chance to refine the search for wind insurance incentives. If he knows more about his house, he then should select the appropriate option for each feature. If he does not know which option applies, select "Unknown." The fewer the number of unknowns, the more specific the range of the insurance discounts will be returned. Also note that the items for each rating factor are shown in order of decreasing strength. In other words, the first item usually receives larger discounts than the second item on the list, and so forth. (NOTE: These items are discussed in more detail in the next section of this text) TYPE OF ROOF DECK ATTACHMENT O Plywood with 8d Nails 6/6 O Plywood with Screws/Bolts O Plywood with Structural Connections O Plywood with 8d 6/12 O Plywood with 6d 6/12 O Plywood with Adhesive O Unknown 18

19 TYPE OF ROOF COVER O FBC Metal Panel O FBC Shingle O FBC Tile O Non-FBC Shingle O Non-FBC Tile O Non-FBC Metal Panels O Unknown TYPE OF SECONDARY WATER RESISTANCE O SWR O No SWR O Unknown TYPE OF ROOF-WALL CONNECTION O Single/Double Wraps O Clips O Toe Nails O Unknown TYPE OF OPENING PROTECTION O Hurricane O Basic O Ordinary O None O Unknown TYPE OF DOORS O Protected Single Doors with No double or Sliding Glass Doors O Protected Double or Sliding Glass Doors with Protected, Unprotected or no Single Doors, - or - Unprotected Single Doors with No Double or Sliding Glass Doors. O Any Unprotected Double or Sliding Glass Doors O Unknown SUMMARY OF SEARCH This page shows the options for the search selected. From this information the wind discount ranges will be provided that applicable to the selected features as shown in the summary. 19

20 Also, from this information, a "Cost Benefit Calculator" is provided to help the individual determine the mitigation options that are right for that particular residence. Access to the Calculator is by selecting an Estimated Discount for a single company, then click on the Cost-Benefit Calculator link. The actual dollar discount for any single company depends upon both the percentage and the base rate. The website program provides for a cost benefit calculator which helps to determine which mitigation options are right for the particular property, and it is linked to estimated discounts from various companies. It should be noted that the actual dollar discount for any single company depends on both the percentage and the base rate. (Following will be a list on the website of "Insurance Company," "How to Contact, "and "Estimated Discount." Note: There are more than 100 companies listed,) Or, if preferred, one can sort by company name (A-Z) The next feature on the website is MITIGATING YOUR HOUSE Based upon the selected options, the table that appears shows the wind discount ranges applicable to the house for the given levels of mitigation. If the word "existing" is present in any of the columns, it is an indication that the house is mitigated to the level described in that column. The same qualifications apply to all percentages in that table as it did to the table above. Mitigated openings means all windows and glass doors are protected to Hurricane Protection Level. A mitigated roof is a roof in which additional nails are added to the roof deck connection, secondary water resistance is applied and a new roof cover that meets the FBC specification is applied. Following that is a table similar to the previous table, with the name of the insurance companies, followed by "Mitigated Openings, "Mitigated Roof," and "Mitigated Roof and openings. These columns contain percentages of 5the windstorm premiums of the Homeowner's Insurance total premiums. WHAT DO I DO NOW? Once the evaluation is completed, the next step is to: 1. Contact the insurance company to determine how to obtain discounts that the homeowner may already be qualified for, based on the existing construction features of the residence. Find out what verifications procedures are required to obtain the discounts. Consider getting a wind mitigation inspection of the house to provide for the insurance company. 2. If interested in making improvements to the house to strengthen wind resistance, make sure that it meets the Dade County building code. Also, obtain a cost estimate from a qualified construction company prior to undertaking any work and make sure that there are necessary verification forms provided by the insurance company. 20

21 The websites that have information on such topics are STUDY QUESTIO S SECTIO O E 1. A hurricane is a powerful tropical storm measuring several hundred miles in diameter, and which consists of two parts: A. the eye and the cloud wall. B. the eye and the typhoons. C. the wall of clouds and the extremely windy eye. D. the storm surge and the eye. 2. The Florida Building Code (FBC) has an important requirement for houses that are damaged during a hurricane in that they must meet FBC requirements, and if it is damaged A. 50% or less, it can be repaired. B. 75% or less, it can be repaired to its original condition. C. beyond 25%, it must be repaired; if it is damaged beyond 50%, entire building must be re paired. D. less than 35%, there is no GBC requirements. 3. In order for an insurer to rate a house for homeowner's insurance, the Windspeed, Terrain and Wind-Borne Debris Region is determined A. by the amount of previous wind damage in nearby geographical locations. B. only by the distance of the county from the seashore. C. by the location of the house. D. by the height of the house. 4. John's house is a large split-level house with a "Mother-in-law" apartment on the lower level. For homeowner's insurance rating purposes, this house A. would be considered as two single-story houses. B. as a single story house and the other story is partially underground. C. would be rated as a one and a-half story house. D. is considered as a two-story house. 5. When diagonal or horizontal wood members are aligned perpendicular to the plane of the roof trusses, this refers to A. bracing a gable. B. bracing a hip-roofed house. C. connection of the roof to the wall of the house. D. the foundation of the house. 21

22 6. When the roof deck consists of boards, perhaps even tongue and groove boards, laid parallel to the ridge or diagonal to the ridge, this present a strong roof, but it is very rarely used in today's construction because A. it is too weak in case of a strong storm. B. environmentalist dislike using wood boards for that purpose. C. in some states it is illegal because it can burn too easily. D. it is too expensive because of the higher labor costs. 7. "Mitigated openings" means A. every window and every door do not have hurricane protection. B. all windows and glass doors are protected to hurricane protection level. C. the openings do not have to be protected as they are otherwise protected again windstorm by other means, such as overhanging roof, etc. D. a difficult opening to protect against wind damage. 8. Once a residence is hurricane mitigated and the evaluation is complete, the next step is to A. contact the insurer to determine how to obtain discounts based upon the new mitigation. B. notify your mortgage company who will try to get a premium discount on your Home owner insurance/ C. contact a realtor and ask for an appraisal to see how much the value of the residence has increased with the mitigation. D. notify the local tax assessor's office. A SWERS TO STUDY QUESTIO S 1A 2C 3C 4D 5C 6D 7B 8A 22

23 SECTION TWO - RETROFITTING RESIDENCES There are many ways to protect a residence from hurricane and wind damage. Applied Research on their website has provided the typical methods, consisting of three factors: Reinforcing The Roof, Protecting The Openings, and Upgrading Framing Connections. REINFORCING THE ROOF There are two methods of reinforcing the roof on a residence. One method uses a roof covering (shingles, tiles, etc) particularly designed to withstand high winds and prevent water from entering the building. The second is making sure that the roof deck (sheathing) can adequately protect the room during a storm. The best way to reduce the chances of roof covering loss is to replace older inferior products with new (superior) products. The Dade County Building Code Compliance Office maintains a list of approved products that have been tested for higher wind speeds and should perform better in hurricanes. The list of approved products is available from the Dade County Code Compliance Office, (305) , or on the Internet at: Replacing the covering on the roof is more than just reshingling or retiling as it is the best chance to install "secondary water resistance" (SWR) protection on the roof. SWR material consists of a 6-inch wide strip of self-adhesive waterproofing applied to the roof deck joints underneath the normal roofing underlayment which is usually a form of tar paper. The purpose of this material is to keep water from seeping into the house when the roof cover is lost during a storm. The best and easiest way to install this is to remove the existing roof cover so that the wood deck is exposed, so, obviously, it should be done in conjunction with reshingling or retiling the roof. There is an alternative method and similar results may be obtained by spraying polyurethane foam adhesive onto the deck from inside the attic. In order to reinforce the roof deck connections, there must be either re-nailing the deck to the trusses/rafters with more nails or screws, or having sprayed polyurethane foam adhesive applied to the deck-framing joints from inside the attic. Which method is best for the individual homeowner would depend upon the type, attic access, age, and condition of the roof deck and the cost of replacing the existing roof covering. PROTECTING THE OPENINGS In order to receive the Hurricane shutter discounts, all windows, doors, sliding glass doors, garage doors and skylights in your residence must be protected from wind-borne debris and wind pressure. Simply put, all openings into the house must be protected with a product that has been tested according to one of the wind pressure and impact testing standards. Using the products that have been tested by one of these standards drastically reduces the chance that windows and doors will be broken by wind-borne debris. The most common and most economical method of protecting existing windows and doors is by covering the opening with commercially available (tested and approved) storm panels made of corrugated steel or aluminum. For safety, at least one entry and exit door should be replaced with an impact resistant product to allow for ingress and egress from the residence when all other doors are covered with shutters or storm panels. Typically, the most economical method of protecting garage doors and skylights is by replacing them with some of the newer products that meet wind pressure and impact standards. 23

24 UPGRADING FRAMING CONNECTIONS The term "framing connections" means the roof-to-wall connections and the gable-end bracing methods. The roof to wall connections may need to be improved by installing hurricane straps or clips that anchor the truss or rafter to the exterior wall. This process might involve removing and replacing exterior soffits (overhangs) or interior drywall to expose the joint where the roof meets the wall. This can be a more expensive process and should be completed during remodeling or reroofing. Also, residences with gable shaped roofs may require gable-end bracing to resist wind loads. TYPICAL CONSTRUCTION FEATURES REDUCING WIND DAMAGE & LOSS The following picture shows typical factors that reduce wind damage. Over 90% of existing houses have one or more of these wind resistive construction features and may qualify for some insurance discounts. Houses built after 1994 in Miami-Dade or Broward Counties and houses built after 2002 in the remainder of the state usually have may such features that may qualify for significant credits. REINFORCING THE ROOF ROOF COVERING The FBC introduced new requirements for asphalt roof shingles which included a new testing standard that promotes roof products that will withstand higher wind speeds. These products must meet ASTM D 3161 (modified for 110 mph) or the Miami-Dade County PLAINTIFF'S ATTORNEY Roof coverings that were installed during or prior to 1994 are usually not standard compliant. 24

25 The house will probably qualify for roof covering discounts if the roof was either (1) recovered after 2002 to the FBC requirements, or (2) the house is located in Miami-Dade or Broward County and the roof was recovered after 1994 to the 1994 or later editions of the South Florida Building Code. ROOF DECKS The material that is used to construct roof decks and the methods that are used to attach the deck to the roof framing members can determine whether the deck can withstand high winds. MATERIAL PLYWOOD / OSB The most common roof deck types in residential construction are plywood or Oriented Strand Board (OSB) decks. DIMENSIONAL LUMBER Prior to plywood being used in the 1950's the most common roof decking material was dimensional lumber or tongue-and-groove decking. These are usually 4 to 8 inch wide boards that are one-inch boards (actually ¾ inch) and they are laid parallel or diagonal to the ridge. These are typically not used today because of the higher labor costs as 4/8 foot sheets of plywood can cover a roof area in much less time than 4 or 8 inch boards. CONCRETE Concrete decks are roof structures that are composed of either cast-in-place or pre-cast structural concrete which is designed to be self-supporting (no rafters/trusses) and they are integrally attached to the wall-support system. Obviously, these types of systems get the largest credits from insurance companies as they are built specifically to survive high wind. These are often called "hurricane proof" roofs, but it would probably be more correct to call them "hurricane wind-resistant." ROOF DECK ATTACHMENT One of the reasons that dimensional lumber decks are usually stronger than plywood/osb roof decks is because they are attached with more nails than used with plywood/osb decks. Therefore, even with older residences built before the introduction of high-wind criteria into local building codes, they may qualify for wind insurance credits. The roof deck connection type can be determined on existing buildings by using a metal detector to locate the nails and/or screws. All connections are not equal in wind resistance. The determination of the roof deck attachment usually requires verification by a construction professional or other inspector authorized by the insurance company. The methods used in attaching roof decks depend upon the size of the nail usually referred to as a penny size (d) nail and the spacing of nails along the framing members. The two numbers, when used, refer to the spacing along the edges of the plywood and the spacing of the nails along the interior members of the plywood. 8D 6/6 The roof deck is attached with 8d nails (2.5 inches long) spaced at 6 inches along the edge of the sheathing, and the interior of the sheathing. This is the pattern that is generally used in newer residences that are built to high wind standards. 25

26 SCREWS/BOLTS Instead of using nails to attach to the deck, some manufacturers are now producing screw guns that can install screws almost as fast as nails. This would be preferable to wind resistance as there is more holding power with screws than with the equivalent lengths of nails. 8D 6/12 The roof deck is attached with 8d (2.5 inches long) nails that are spaced at 6 inches along the edge of the sheathing and 12 inches in the interior of the sheathing. 6D 6/12 The roof deck is attached with shorter 6d (2 inches long) nails that are spaced at 6 inches along the edge of the sheathing and 12 inches in the interior of the sheathing. The following illustration shows roof retrofit options: ROOF-WALL CONNECTION The roof-wall connection refers to how the roof framing trusses are anchored to the wall to resist the upward force that strong winds can exert on the roof. The following are the typical types of connections that are required. SINGLE/DOUBLE WRAPS This refers to steel straps that wraps over the top of the truss and attaches to the wall on one side of the truss only. 26

27 CLIPS Clips are steep straps that attach to the side of the truss. This option also applies if the trusses on the house are bolted to the top plate of the wall. TOE NAIL Toe-nailing is the common practice of nails or screws being driven at an angle through the truss into the top plate of the wall. MONOLITHIC This is where two roofs and/or walls are not connected by any fasteners, but are joined monolithically (joined without seam, built out of one piece). This kind of connection is more common for reinforced concrete roof decks where the roof is directly tied into masonry or concrete walls. 27

28 WALL CONSTRUCTION The most common types of wall construction used for single-family residential construction, are wood frame, masonry and combinations of the two. The different constructions materials are particularly important for fire protection but are less important for wind resistance. Masonry walls walls usually built of two part concrete hollow bricks are also classified by whether or not there is steel reinforcing to carry vertical and horizontal loads. Insurance companies usually rate buildings by wall construction material and often are not correct as some residences are wood frame with brick veneer mistakenly considered as masonry. Also many residences in Florida have a stucco finish which can be installed on top of wood frame, insulated concrete forms, etc. Therefore, it is important that a "stucco" residence be correctly labeled as wood frame, masonry, or combination. Frame construction is composed of lumber ("stick") frame made from wood or metal studs and is often sheathed with plywood or OSB with an exterior finish (often stucco). Masonry construction is built from poured concrete, insulated concrete forms (ICF) or concrete block masonry units (CMU s) which may be left unfinished, stuccoed, or has a veneer system hung from the masonry units. Reinforced masonry construction has exterior walls constructed of masonry materials that are reinforced with both vertical and horizontal steel reinforcements and are relied upon for structural stability. It is important that the vertical reinforcement be fully grouted in the hollow cells of CMU, and that horizontal reinforcement be fully grouted in specially formed units. Tiltup or poured concrete wall units will be reinforced with reinforcing steel, both vertically and horizontally. There are inspection techniques that can distinguish frame, masonry and reinforced masonry wall construction, but it requires the services of a trained professional. WALL-FOUNDATION CONNECTIONS Foundation failures from wind storms are quite rare, but when they occur, they can be quite damaging. Typically, foundation failures associated with hurricanes occur when the surge from the water damages the foundation and structure. There are various types of foundations, as shown below: 28

29 Residential Structural Design Guide, 2000 Edition, US Dept. of Housing and Urban Development. A crawl space is a perimeter foundation that creates an enclosed under-floor space that it not habitable. The interior area may or may not be below grade, as opposed to a basement foundation that is a wall foundation that extends below grade and encloses an area that may be used for living space storage. A "slab" on grade foundation with a stem wall is a concrete floor that is supported directly by the soil, and an independent stem wall that supports the weight of the building. A monolithic slab is a concrete floor that supports the weight of the building. Pile foundations are necessary when the weight of the building must be transmitted to a deeper soil layer that is more stable, or when the structure must be elevated above required flood elevations. Pier or Post foundations are sometimes an economical alternative to stem wall perimeter foundations which may or may not have bracing between the posts/piers depending on the height of the post/pier compared to its width. There may also be bracing or in-filled masonry walls between the posts and piers to resist lateral loads. Note that pile foundations are typically much deeper than post/pier foundations. Inspections of foundation attachments are not practical for common slab-on-grade construction. Inspections of stem wall foundations require access through a crawl space and since foundation failures are very rare for hurricane winds and, it should be noted, that if foundation 29

30 damage occurs, usually there is significant damage to the house from other failures foundations are divided into two categories and two failure modes: 1. Restrained Foundations are assumed to have sufficient horizontal and vertical restraining forces unless classified as unrestrained. 2. Unrestrained houses on posts, piles or concrete blocks that rely solely on gravity and friction forces for resistance to uplift and lateral loads. Nearly all site-built houses will qualify as restrained. Building codes and inspections of houses confirm that there is almost always an attachment mechanism of some sort that provides adequate and suitable uplift and lateral resistance, particularly when the weight of the building is taken into consideration. These two general classes of foundation have been separated into two failure modes: 1. sliding of the building off the foundation. 2. overturning of the entire building (the building is lifted off the foundation by the wind.) SECONDARY WATER RESISTANCE Secondary Water Resistance is a technique used to protect the interior of the building when the roof cover and underlayment blows off during a storm. It can be applied to plywood decks and is a self-adhering polymer-modified bitumen roofing underlayment, basically thin rubber sheets with peel-and-stick underside located beneath the roof covering and normal felt underlayment with a minimum width of 6 inches meeting the requirements of ASTM D 1970 installed over all plywood/osb joints to protect from water intrusion. There are only a few residences in Florida that have a SWR. A qualified construction professional must verify the installation of the SWR. Otherwise, it is an economical and highly effective method of reducing losses in windstorms, particularly since a majority of losses in a windstorm are caused by water damage. All secondary water resistance products must be installed according to the manufacturer's recommendations. Roofing felt or similar paper-based products (30lb/90lb hot mop systems) are NOT acceptable for secondary water resistance. The hot mop felt is often used under tile roofs as the primarily water resistance layer, and are thereby often confused with secondary water resistance products. The following Retrofit for existing residences illustrates this: 30

31 BRACE GABLE END OF ROOF This retrofit is required to brace the bottom chord of the gable end truss or gable end wall. Top chord bracing is accomplished by using properly connected roof sheathing, and is not the 31

32 purpose this retrofit. If the residence has flat ceilings, bracing of the bottom chord may be accomplished by following the prescriptive requirements described below. Otherwise, for cathedral, vaulted or other unusual situations, a professional engineer should conduct an evaluation of the existing wall and the bracing. The end walls of gable roofs extend vertically to the sloping roof line. These gable end walls, if not property built, have been known to fail outwards due to the negative suction on the wall during a windstorm. There are two ways that gable ends walls fail. One mode of failure happens when the roof deck fails on the gable end and the gable end truss becomes unstable due to lack of lateral restraint at the top of the end truss or rafter, which, usually causes collapse. This can be prevented by properly securing the roof deck at the gable end with higher density nailing patters (putting nails closer together). Once the roof deck is lost, the building will experience high losses because of the huge amounts of rain water that will enter the house. However, the gable end failure may not be the primary cause of the high loss, but a result of the failure of the roof deck. Therefore, improved roof deck nailing and/or bracing of the top chord of the gable end can prevent this type of failure. But if the roof deck fails, the building will still have high losses regardless of whether the gable end wall fails or not. Another mode of failure for gable end walls includes failure at the bottom chord of the truss. There are many ways to properly brace a gable end wall, which can be complicated by the wide variety of custom-engineered solutions that are available. There are four general types of 32

33 gable end wall construction that commonly seen: masonry walls, balloon framed walls, truss walls and platform (standard) frame walls. Bracing of gable end walls is relatively easy if there is adequate attic access. The illustration below shows how this can be accomplished. OPENING PROTECTION Openings in the wall and roof include windows, doors, sliding glass doors, skylights, and garage doors. Openings are vulnerable to wind-borne debris impacts in hurricanes and other windstorms. Typical single and double strength glazing are easily broken by impact from light weight debris that is generated from roof covering failures during high winds. Also, heavier debris, such as roof tiles, 2x4" wood members and plywood, will easily penetrate openings that are not protected by impact resistance products. The protection of openings is considered by many as the greatest single loss mitigation strategy for a building. The reason for this is that once a window or a door fails, the pressure inside of the structure increases due to the breach in the building "envelope." The increase in load can be up to twice the loads the building experiences without a breach of the envelope. This approximate doubling of the load can easily put the roof, other windows and doors into an overload situation, with the result that additional failures often occur after the original opening fails. Many newcomers to Florida and other hurricane-prone states may become confused about protecting against hurricanes and protecting against tornadoes. One of the precautions that one should take in case of a tornado is to leave a small opening in windows to alleviate the wind pressure. Tornadoes create a vacuum so such an equalizing technique may be of benefit. However, in hurricanes, this is not true the opposite is true. One of the principal reasons for hurricane mitigation techniques is to keep the building (envelope) as airtight as possible as if hurricane-force winds can find an opening, other wind damage is close behind, plus the high possibility of incredible flooding on the inside of the house. A "glazed" opening refers to glass or transparent or translucent plastic sheeting used in windows, doors, or skylights. The FBC only requires opening protection over glazed openings (except Miami-Dade & Broward Counties). The protection of windows and glass doors from flying debris is the most common and the most basic method of reducing losses in a windstorm. Opening Protection refers to products that 33

34 provide a level of resistance to impact from flying debris and the amount of impact resistance is determined by impact tests at a special laboratory. There are several test standards developed to qualify products for a high level of impact resistance. Most insurers offer discounts for shutter or impact resistant glass products that have passed a large missile impact test. In order for there to be discounts, it requires all openings to be protected and some insurers will offer additional discounts if all openings including doors without glass also meet the impact test standards. The FBC allows certain wood structural panels with proper fasteners to be used for opening protection in all counties except for Miami-Dade and Broward. This is the least expensive method to shutter a residence, but this type of shutter is not always accepted by insurance companies. GARAGE DOORS Some garage door manufacturers or dealers can provide documentation that shows how and upgraded door meets the test requirements of the SFBC or SSTD 12-97, otherwise the existing garage doors may have to be replaced with a new door, complete with all structural modifications and hardware required. New products must meet these requirements for impact and pressure resistance and must be installed according to the manufacturer's specifications. Recent hurricanes have revealed that one of the least protected openings in a house can be the garage, whether it is a one-car garage or a two-car garage. Many houses have lightweight metal doors that can collapse rather easily during a strong windstorm. It certainly does no good to have shutters on the windows and doors, have a strong, well designed roof that can withstand high winds, but have a weak garage door opening. The following illustrates how garage doors can collapse during a strong windstorm: Single door Double door NEW BUILDINGS The FBC includes a wind-borne debris region that requires consideration of flying debris in the design of all new residences. Within this region, residences must have opening protection to resist flying debris or be designed for higher internal pressures that result when flying debris 34