FEMA P-499: Home Builder's Guide to Coastal Construction

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5 WALL SYSTEMS Figure 3. Significant tie corrosion caused the brick at a fire station to fail, even though the building is not near the coast. Note that metal is missing for half of the width of the tie at two locations (red arrows). The left end of the tie was still embedded into a concrete masonry unit back-up wall. The right end is where the tie failed in tension, thus leaving a portion of the tie embedded in the collapsed brick. Figure 4. This tie remained embedded in the mortar joint while the smooth-shank nail pulled out from the stud. Figure 5. These four ties were never embedded into the mortar joint. 2 of 5 12/10 n Buildings that experience veneer damage typically do not comply with current building codes. Building code requirements for brick veneer have changed over the years. Model codes prior to 1995 permitted brick veneer in any location, with no wind speed restrictions. Also, some older model codes allowed brick veneers to be anchored with fewer ties than what is required by today’s standards. The Masonry Society’s (TMS) 402/American Concrete Institute 530/American Society of Civil Engineers (ASCE) 5 Building Code Requirements and Specifications for Masonry Structures (TMS 402) is the current masonry standard referenced by model building codes. The 2009 International Residential Code (IRC) and the 2009 International Building Code (IBC) references the 2008 edition of TMS 402, which is the latest edition. TMS 402 addresses brick veneer in two manners: rational design and a prescriptive approach. Nearly all brick veneer in residential and low-rise construction follows the prescriptive approach. The first edition of TMS 402 limited the use of prescriptive design to areas with a basic wind speed of 110 mph or less. The 2008 edition of TMS 402 extended the prescriptive requirements to include a basic wind speed of 130 mph, but limits the veneer wall area per tie that can be anchored with veneer ties to 70 percent of that allowed in lower wind speed regions. The 2008 edition requires rational design approaches in locations where the basic wind speeds exceed 130 mph. Some noteworthy distinctions exist in the requirements for anchored brick veneer between the 2005 and the 2008 editions of TMS 402. For lower wind speed regions (110 mph and below), TMS 402-05 limited the vertical spacing of ties to 18 inches; the 2008 edition allows vertical ties to be spaced up to 25 inches, provided the wall area of veneer anchored per tie does not exceed 2.67 square feet. In TMS’s high-wind regions (over 110 mph and up to 130 mph), both editions of the code limit vertical spacing to 18 inches. TMS 402-08 also limits the space between veneer anchored with corrugated ties and the wall sheathing to 1 inch. This is to avoid compression failures in the corrugated ties when they are exposed to positive pressures. n The following Brick Industry Association (BIA) Technical Notes provide guidance on brick veneer: Technical Notes 28 – Anchored Brick Veneer, Wood Frame Construction; Technical Notes 28B – Brick Veneer/Steel Stud Walls; and Technical Notes 44B – Wall Ties. Although these Technical Notes provide attachment recommendations, the recommendations are inadequate because they are not specific for high-wind regions. 5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION
Construction Guidance The brick veneer wall system is complex in its behavior. There are limited test data on which to draw. The following guidance is based on professional judgment, wind loads specified in ASCE 7-10, Minimum Design Loads for Buildings and Other Structures, fastener strengths specified in the American Forest and Paper Association’s (AF&PA’s) National Design Specification (NDS) for Wood Construction, and brick veneer standards contained in TMS 402-08. In addition to the general guidance given in BIA Technical Notes 28 and 28B, the following guidelines are recommended: Tie Spacing: The ability for Brick Ties and Tie Fasteners to function properly is highly dependent on horizontal and vertical spacing of ties. Horizontal spacing of ties will often coincide with stud spacing of either 16-inch or 24-inch on center (see Table 1) because tie fasteners are required to be installed directly into framing. Spacing of ties horizontally and vertically must not exceed a) spacings which will overload the tie or tie fastener based on a tributary area of wind pressure on the brick veneer, or b) prescriptive limits on spacing of ties. More information on horizontal and vertical tie spacing is available in Table 1. Tie Fasteners: 8d (0.131” diameter) ring-shank nails are recommended instead of smooth-shank nails. A minimum embedment of 2 inches into framing is suggested. Ties: For use with wood studs, two-piece adjustable ties are recommended. However, where corrugated steel ties are used, use 22-gauge minimum, 7/8 by 6 inches, complying with American Society for Testing and Materials (ASTM) A 366 with a zinc coating complying with ASTM A 153 Class B2. For ties for use with steel studs, see BIA Technical Notes 28B – Brick Veneer/Steel Stud Walls. Stainless steel ties Figure 7. Misalignment of the tie reduces the embedment and promotes veneer failure. 5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Figure 6. This tie was embedded in the mortar, but the bond was poor. should be used in areas within 3,000 feet of the coast. Note: In areas that are also susceptible to high seismic loads, brick veneer should be evaluated by an engineer to ensure that it can resist seismic and wind design loads. Sustainability Brick veneer can offer a very long service life, provided the ties are not weakened by corrosion. To help ensure that brick veneer achieves its long life potential, in addition to properly designing and installing the ties, stainless steel ties are recommended. Figure 8. Examples of twopiece adjustable ties. 3 of 5 12/10 WALL SYSTEMS 5
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Home Builder’s Guide to Coastal C
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G GUIDE 2 of 6 12/10 Fact Sheet No.
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G GUIDE 6 of 6 12/10 Category Categ
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1 GENERAL What Should Owners and Ho
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Summary of Coastal Construction Req
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Foundation Orientation of Lowest Ho
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Certification Elevation NFIP 60.3(b
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Coastal Construction Requirements a
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Coastal Construction Requirements a
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Using a Digital Flood Insurance Rat
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Sample DFIRM This map is a portion
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Lowest Floor Elevation HOME BUILDER
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V Zone Design and Construction Cert
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Designing for Flood Levels Above th
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FIRMs depict the limits of flooding
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Figure 6. Mold and biological/chemi
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Other Considerations As previously
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Coastal Building Materials HOME BUI
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Location of Material Use Name of Ma
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n Metal-plate-connected trusses sho
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Non-Traditional Building Materials
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Things to consider if building with
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Figure 5. An example of a wall cavi
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Moisture Barrier Systems HOME BUILD
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How Do Siting and Design Decisions
Page 55 and 56: Selecting a Lot and Siting the Buil
Page 57 and 58: Foundations in Coastal Areas HOME B
Page 59: prohibited in V Zones but are recom
Page 62 and 63: 3 FOUNDATIONS Table 1. Example foun
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Page 70 and 71: 3 FOUNDATIONS Additional Resources
Page 72 and 73: 3 FOUNDATIONS Piers vs. Piles Pier
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Page 77: If a stemwall and floor slab system
Page 80 and 81: 4 LOAD PATHS If a connection fails,
Page 82 and 83: 4 LOAD PATHS Gable end wall - cut c
Page 85 and 86: Use of Connectors and Brackets HOME
Page 87 and 88: Important These are examples of typ
Page 89 and 90: Housewrap HOME BUILDER’S GUIDE TO
Page 91: n Improper integration with flashin
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Page 97 and 98: Siding Installation in High-Wind Re
Page 99 and 100: n Use aluminum, galvanized steel, o
Page 101 and 102: Figure 8b. Wood siding installation
Page 103 and 104: Energy Conservation and Air Barrier
Page 105: Attachment of Brick Veneer in High-
Page 109: Table 1. Brick Veneer Tie Spacing N
Page 112 and 113: 6 OPENINGS Although not discussed i
Page 115 and 116: Protection of Openings- Shutters an
Page 117 and 118: What Types of Shutters Are Availabl
Page 119 and 120: Are There Special Requirements for
Page 121 and 122: Roof Sheathing Installation HOME BU
Page 123: Common Sheathing Attachment Mistake
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Page 129 and 130: Asphalt Shingle Roofing for High Wi
Page 131: After the shingles have been expose
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Page 137 and 138: Minimizing Water Intrusion Through
Page 139 and 140: Checking Soffit Material Installati
Page 141 and 142: Figure 8. This metal ridge vent was
Page 143 and 144: Gable Rake Vents Key Issues n Gable
Page 145 and 146: Metal Roof Systems in High-Wind Reg
Page 147 and 148: Construction Guidance n Consult loc
Page 149: Additional Resources For general in
Page 152 and 153: 8 ATTACHMENTS Space Below the BFE
Page 154 and 155: 8 ATTACHMENTS n Siding used on the
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Decks, Pools, and Accessory Structu
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uildings. Pools can be designed to
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Purpose: To identify the special co
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Fuel n Fuel tanks should be install
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9 REPAIRS n Pre-FIRM or post-FIRM b
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9 REPAIRS n If a lateral addition c
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9 REPAIRS Enclosures of Areas Below
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Repairs, Remodeling, Additions, and
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Vertical additions may also impose
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n Soffits should be inspected follo
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References and Resources HOME BUILD
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FEMA. NFIP Technical Bulletin 5-08,
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FEMA P-499: Home Builder's Guide to Coastal Construction

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