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

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1 GENERAL Additional Resources and References American Institutes for Research. 2006. Evaluation of the National Flood Insurance Program’s Building Standards, (http://www.fema.gov/library/viewRecord.do?id=2592) ASCE. 2005. Minimum Design Loads for Buildings and Other Structures. ASCE 7-05. ASCE. 2005. Standard for Flood Resistant Design and Construction. ASCE 24-05. Coastal Contractor Magazine. July 2006. Low Country Rx: Wet Floodproofing. Drainable, dryable assemblies made with water-tolerant materials help speed recovery from deeper than-expected floods, by Ted Cushman, (http://www.coastalcontractor.net/cgi-bin/issue.pl?issue=9) FEMA. 2000. Coastal Construction Manual. FEMA 55. (ordering information at: http://www.fema.gov/pdf/ plan/prevent/nhp/nhp_fema55.pdf) FEMA. 2009. Mitigation Assessment Team Report, Hurricane Ike in Texas and Louisiana: Building Performance Observations, Recommendations, and Technical Guidance. FEMA P-757. (available at: http://www.fema.gov/ library/viewRecord.do?id=3577) FEMA. 2009. Protecting Manufactured Homes from Floods and Other Hazards. FEMA P-85, (http://www.fema. gov/library/viewRecord.do?fromSearch=fromsearch&id=1577) FEMA. 2010. Recommended Residential Construction for the Gulf Coast, Building on Strong and Safe Foundations. FEMA 550, (http://www.fema.gov/library/viewRecord.do?id=1853) LSU AgCenter. 1999. Wet Floodproofing. Reducing Damage from Floods. Publication 2771, (http://www.lsuagcenter.com/NR/rdonlyres/B2B6CDEC-2B58-472E-BBD9-0BDEB0B29C4A/26120/pub2771Wet6.pdf) NFPA. 2009. Model Manufactured Home Installation Standard. NFPA 225, (http://www.nfpa.org/aboutthecodes/AboutTheCodes.asp?DocNum=225&cookie_test=1) 8 of 8 12/10 Developed in association with the National Association of Home Builders Research Center 1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION
Coastal Building Materials HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.7 Purpose: To provide guidance and best practices on selecting building materials to use for coastal construction. Key Issues This fact sheet will cover special considerations that must be made when selecting building materials for a coastal building. The harsh environment requires that more substantial building materials be used and more care taken when using these materials in order to ensure durability, hazard resistance, and reduce maintenance. The materials discussed can be used when dealing with both flood and wind hazards. Other factors such as corrosion and decay resistance will also be covered. Although proper design is a key element it will be for naught if the proper materials are not selected. This fact sheet is also intended to provide the reader an idea of what the best practice should be when selecting a material for a coastal building. The following are some key considerations when screening materials. n Materials and construction methods in a coastal environment should be resistant to flood and wind damage, wind-driven rain, corrosion, moisture, and decay (due to sunlight, aging, insects, chemicals, temperature, or other factors). n Ease of installation or the ability to properly install the material should be a major consideration for the selection of materials. n All coastal buildings will require maintenance and repairs (more so than inland construction) — use proper materials and methods for repairs, additions, and other work following initial construction (see Fact Sheets Nos. 9.1, Repairs, Remodeling, Additions and Retrofitting – Flood and 9.2, Repairs, Remodeling, Additions and Retrofitting – Wind). The durability of a coastal home relies on the types of materials and details used to construct it. For floodrelated information, see NFIP Technical Bulletin 2, Flood Damage-Resistant Material Requirements for Buildings Located in the Special Flood Hazard Areas in accordance with the National Flood Insurance Program 8/08. For other natural hazards, see the Institute for Business and Home Safety Fortified…for Safer Living® Builder’s Guide. Select building materials that can endure periodic flooding. 1.7: COASTAL BUILDING MATERIALS Flood-Resistant Materials Flooding accounts for a large percentage of the damage caused by a coastal storm, which is why building materials must be flood damage-resistant. The NFIP defines a flood damage-resistant material as “any building material capable of withstanding direct and prolonged contact (i.e., at least 72 hours) with floodwaters without sustaining significant damage (i.e., requires more than cosmetic repair).” The cost of cosmetic repair should be less than the cost of replacing building materials. Although flood-resistant materials typically refer to areas below the BFE, they may be appropriate in areas above the BFE in order to limit the amount of damage caused by wind-driven rain. All building materials below the BFE must be flood damage-resistant, regardless of expected or historic flood duration. Section 60.3(a)(ii) of the National Flood Insurance Program (NFIP) regulations requires that all new construction and substantial improvements in flood-prone areas be constructed with materials below the Base Flood Elevation (BFE) that are resistant to flood damage. (See Fact Sheet No. 9a for a definition of “substantial improvement.”) HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 1 of 6 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 and 36: Figure 6. Mold and biological/chemi
Page 37: Other Considerations As previously
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
Page 87 and 88: 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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