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

Recommendations

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1 GENERAL Figure 9. Recommended wet floodproofing techniques for interior wall construction. The following flood damage-resistant materials and methods will prevent wicking and limit flood damage: 1) construct walls with horizontal gaps in wallboard; 2) use non-paper-faced gypsum wallboard below gap, painted with latex paint; 3) use rigid, closed-cell insulation in lower portion of walls; 4) use water-resistant flooring with waterproof adhesive; and 5) use pressure treated wood framing (SOURCE: LSU AGCENTER AND COASTAL CONTRACTOR MAGAZINE). Drained Cavity Exterior Rigid Insulation Brick Veneer Non-paper-faced Gypsum Sheathing 6 of 8 12/10 Latex Paint Non-paper-faced Gypsum Wallboard Uninsulated Steel or Pressure-treated Wood-framed Wall Membrane or Trowel-on Vapor Barrier (Class 1) Fiber-cement Siding 1x4 Furing Exterior Rigid Insulation Non-paper-faced Gypsum Sheathing Latex Paint Non-paper-faced Gypsum Wallboard Uninsulated Steel or Pressure-treated Wood-framed Wall Membrane or Trowel-on Vapor Barrier (Class 1) Figure 10. Recommended flood-resistant exterior cavity wall construction. The following materials and methods will limit flood damage to exterior cavity walls: 1) use brick veneer or fiber-cement siding, with non-paper-faced gypsum sheathing (vinyl siding is also floodresistant but is less resistant to wind damage); 2) provide cavity for drainage; 3) use rigid, closed-cell insulation; 4) use steel or pressure-treated wood studs and framing; and 5) use non-paper-faced gypsum wallboard painted with latex paint (SOURCE: COASTAL CONTRACTOR MAGAZINE AND BUILDING SCIENCE CORPORATION). 1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION
Other Considerations As previously stated, in addition to reduced building damage, there are other reasons to design for flood levels above the BFE: n Reduced building maintenance and longer building life. n Reduced flood insurance premiums. n Reduced displacement and dislocation of building occupants after floods (and need for temporary shelter and assistance). Until flooded, many homeowners and communities do not think about these benefits. However, one of the most persuasive (to homeowners) arguments for elevating homes above the BFE is the reduction in annual flood insurance premiums. In most cases, flood Flood Insurance Premium Reductions Can Be Significant Example 1: V Zone building, supported on piles or piers, no below-BFE enclosure or obstruction. $250,000 building coverage, $100,000 contents coverage. Floor Elevation Above BFE Reduction in Annual Flood Premium* 1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE Figure 11. Recommended floodresistant exterior mass wall construction. The following materials and methods will limit flood damage to exterior mass walls: 1) use concrete masonry with stucco or brick veneer (provide drainage cavity if brick veneer is used); 2) use rigid, closed-cell insulation; 3) use steel framing; and 4) use non-paper-faced gypsum wallboard painted with latex paint (Source: Coastal Contractor Magazine and Building Science Corporation). premiums can be cut in half by elevating a home 2 feet above the BFE, saving several hundred dollars per year in A Zones, and $2,000 or more per year in V Zones. In V Zones, savings increase with added freeboard. A comprehensive study of freeboard (American Institutes for Research, 2006) demonstrated that adding freeboard at the time of house construction is cost-effective. Reduced flood damage yields a benefit-cost ratio greater than 1 over a wide range of scenarios, and flood insurance premium reductions make adding freeboard even more beneficial to the homeowner. Reduced flood insurance premiums will pay for the cost of incorporating freeboard in a house in a V Zone in 1 to 3 years; for a house in an A Zone, the payback period is approximately 6 years. Example 2: A Zone building, slab or crawlspace foundation (no basement). $200,000 building coverage, $75,000 contents coverage. Floor Elevation Above BFE Reduction in Annual Flood Premium* 1 foot 25% 1 foot 39% 2 feet 50% 2 feet 48% 3 feet 62% 3 feet 48% 4 feet 67% 4 feet 48% * Compared to flood premium with lowest floor at BFE HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 7 of 8 12/10 GENERAL 1
Page 1: Home Builder’s Guide to Coastal C
Page 4 and 5: G GUIDE 2 of 6 12/10 Fact Sheet No.
Page 6 and 7: G GUIDE 4 of 6 12/10 Fact Sheet No.
Page 8 and 9: G GUIDE 6 of 6 12/10 Category Categ
Page 10 and 11: 1 GENERAL What Should Owners and Ho
Page 13 and 14: Summary of Coastal Construction Req
Page 15 and 16: Foundation Orientation of Lowest Ho
Page 17 and 18: Certification Elevation NFIP 60.3(b
Page 19 and 20: Coastal Construction Requirements a
Page 21 and 22: Coastal Construction Requirements a
Page 23 and 24: Using a Digital Flood Insurance Rat
Page 25 and 26: Sample DFIRM This map is a portion
Page 27 and 28: Lowest Floor Elevation HOME BUILDER
Page 29 and 30: V Zone Design and Construction Cert
Page 31 and 32: Designing for Flood Levels Above th
Page 33 and 34: FIRMs depict the limits of flooding
Page 35: Figure 6. Mold and biological/chemi
Page 39 and 40: Coastal Building Materials HOME BUI
Page 41 and 42: Location of Material Use Name of Ma
Page 43 and 44: n Metal-plate-connected trusses sho
Page 45 and 46: Non-Traditional Building Materials
Page 47 and 48: Things to consider if building with
Page 49 and 50: Figure 5. An example of a wall cavi
Page 51 and 52: Moisture Barrier Systems HOME BUILD
Page 53 and 54: 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
Page 64 and 65: 3 FOUNDATIONS Additional Resources
Page 66 and 67: 3 FOUNDATIONS 2 of 6 12/10 Figure 2
Page 68 and 69: 3 FOUNDATIONS 4 of 6 12/10 Figure 4
Page 70 and 71: 3 FOUNDATIONS Additional Resources
Page 72 and 73: 3 FOUNDATIONS Piers vs. Piles Pier
Page 75 and 76: HOME BUILDER’S GUIDE TO COASTAL C
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
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Important These are examples of typ
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Housewrap HOME BUILDER’S GUIDE TO
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n Improper integration with flashin
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5 WALL SYSTEMS 2 of 3 12/10 Figure
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Siding Installation in High-Wind Re
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n Use aluminum, galvanized steel, o
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Figure 8b. Wood siding installation
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Energy Conservation and Air Barrier
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Attachment of Brick Veneer in High-
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Construction Guidance The brick ven
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Table 1. Brick Veneer Tie Spacing N
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6 OPENINGS Although not discussed i
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Protection of Openings- Shutters an
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What Types of Shutters Are Availabl
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Are There Special Requirements for
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Roof Sheathing Installation HOME BU
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Common Sheathing Attachment Mistake
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7 ROOFING 5. Apply a single layer o
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Asphalt Shingle Roofing for High Wi
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After the shingles have been expose
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7 ROOFING Design and Construction G
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Minimizing Water Intrusion Through
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Checking Soffit Material Installati
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Figure 8. This metal ridge vent was
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Gable Rake Vents Key Issues n Gable
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Metal Roof Systems in High-Wind Reg
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Construction Guidance n Consult loc
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Additional Resources For general in
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8 ATTACHMENTS Space Below the BFE
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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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