guest editorial

Building to Internal Pressures-Looks Bad on The Outside
A call to remove this option from the Florida Building Code.

by Scott D. Kuntz

The new Florida Building Code (FBC) was implemented in March 2002 (see HP, Spring 2002, page 10). After many years of debate and hard work, the state of Florida finally has a uniform Building Code. There remain many questions about whether the new code is actually uniform, but great strides have been made and there are opportunities to amend and change the code as time goes on.

Recently, we have been looking to improve the BCIS and the product approval system. Those who seek to implement important changes face a daunting task of attending endless meetings, dealing with bureaucracy and making a case against those who are in opposition to any change.

As found in the Florida Building Code, protection is required for any exterior openings. This means that windows and doors need impact-resistant protection in the way of shutters or impact glass. Garage doors need additional strengthening as well. This exterior cladding is a requirement in most coastal areas of Florida as defined by the wind-borne debris regions that are at 120 mph or over. Most of us have seen the map that shows the densely populated areas of Florida that fall within these zones.

Most of us also know that the Code and this protection requirement were fought vigorously by many contractor/developer lobbyists. It was determined by this powerful group of builders, etc. that this requirement was going to significantly reduce sales because of increased costs to the buyer. But you and I know that the short-term cost for hurricane protection is a small price to pay when amortized over a 30-year term.

An average house has 500 square feet of glass, with removable metal panels costing less than $2,000 installed. This amount translates into pennies when added to a monthly payment for a 30-year mortgage. If all builders have to provide exterior protection, then all builders are on a level playing field with no builder having an advantage. The advantage now goes to the homeowner who will have the ability to protect the home and to the rest of us seeking relief from excessive insurance policies. Plywood has already become an approved product, a concession that certainly appeased builders and benefited wood suppliers and building supply companies everywhere, but presents homeowners with a more than laborious task and an unrealistic type of modern-day protection.

TAKING HURRICANES SERIOUSLY
Many of our Code changes from the days of the South Florida Building Code were based upon what we learned from Hurricane Andrew. Many shortcomings were exposed and needed modifications were included to lessen disaster in prone areas and to maximize hazard mitigation. We all knew it was time to build according to what type of weather-related phenomena could occur.

We all saw that the insurance industry all but abandoned us after one strong hurricane gave us a direct hit. The Federal Emergency Management Agency (FEMA) came to town and became involved with us in Florida with what they called “Project Impact.” The director, James Lee Witt, did a great job helping to put together this effort. The city of Deerfield Beach was then to become the first city for what they would call the “Showcase Community for Hurricane Preparedness.”

It appeared that we were now starting to take hurricanes seriously. We all had an opportunity to control our insurance premiums, which were spiraling out of control, as well as making sure that others purchasing new homes would automatically be protected and not become a burden to the rest of us already paying exorbitant insurance rates.

THROWN TO THE WIND
When talking about the Code, have you ever heard of internal pressures? No, this is not gas that may make you feel uncomfortable, but it is part of the Code that could make you feel sick to your stomach. There is what I consider an ironic and dangerous twist tucked away in our Florida Building Code. It may be a loophole for builders to avoid having to purchase hurricane shutters or impact-resistant glass. The Code allows for no protection of windows and doors as long as the interior of the building is able to withstand high internal pressures (a partially enclosed building). They are saying it is OK for hurricane winds and rain to enter through windows and doors as long as the house has a chance to remain intact. In other words, it is OK for everything inside the house to be ruined or destroyed.

Contractors are actually building stronger interior walls to avoid the installation of exterior cladding. What is really disturbing is that a choice is given to a contractor or developer. They can now choose to spend additional monies to strengthen interior walls with the necessary wood, because they find it cost prohibitive to protect the home exterior with hurricane shutters. The cost is actually the same in some cases, or can be within a few hundred dollars.

Is it so important to make things convenient for the builder that we are willing to sacrifice the integrity of our Florida Building Code? I thought we were concerned about the protection of our property and the safety of our loved ones. Our most important investment is thrown to the wind to acquiesce to the building lobby.

MORAL AND ETHICAL OBLIGATION
With our coastal populations continuing to get more dense, it has been recommended by numerous emergency management officials that we are better off to stay at home during a hurricane than to take a chance evacuating and getting caught in gridlock on our nation’s highways or finding that there are no rooms available. How are people going to stay at home if they have no exterior protection? What good are strengthened interior walls going to do if the hurricane is allowed to get inside? What about the personal contents within that home that could be worth thousands?

In many cases, homes will end up being uninhabitable from water damage caused by wind-driven rain. Have you seen what has happened to the insurance industry in regards to mold coverage? Mold coverage may not be covered in many instances and may require a separate rider or deductible. The insurance industry should be greatly opposed to such an option. Building to internal pressures has no real advantage for anyone!

We have been told by engineering scholars and noteworthy meteorologists that the best way to get through a hurricane is to protect the exterior openings and do not allow for a breach in the envelope of the building. Once there is a breach, it could be the beginning of the end. Let’s put an end to this breach in the Florida Building Code and take the high road for the benefit of all our residents. Protect the citizenry of Florida and put an end to the allowance of being able to build to “internal pressures”—it just makes no sense.

We already have learned from our past. We have a moral and ethical obligation to change our direction and make the right decision. Let’s not allow history to repeat itself. Another big hurricane will hit us; it is inevitable. The opportunity is here; let’s do the right thing now before it is too late. We all have roofs over our heads to help protect us against the elements, let’s ensure that our Florida Building Code does not have an open invitation for hurricanes to be welcomed guests inside of our homes. Mandate exterior protection!

This is a personal opinion and an editorial. Although agreed with by many, it by no means is an official stance or policy of any association or entity. Or is it?