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

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1 GENERAL manufactured homes, modular homes are required to meet the same building code requirements as houses constructed on site. Advantages: n Sections can be assembled in a controlled environment and construction time is less sensitive to poor weather conditions at the house site. n Due to the sections being constructed at a manufacturing facility, materials use is often more efficient and fabrication is more efficient than site-built construction, resulting in reduced costs. Things to consider if using modular houses: n Proper installation of the house is important. Due to the sections of the house being constructed in another location, tight construction tolerances with the foundation are important in order for the sections to fit together properly. 6 of 6 12/10 n Modular homes are to be constructed to the same tolerances and locally enforced building codes as traditional site-built homes. The locally enforced building code where the house will be sited is the standard to which the modular house shall be constructed. n The manufacturer needs to be aware of the location of the house and the materials that should be used in order to resist the site-specific hazards. Building component choices for flood, wind, and windborne debris-resistant materials should be identified prior to ordering the house and checked before installation begins. n Extra care should be taken to verify that modular components are properly fastened to building foundations and load path connections are properly completed to transfer building loads from the roof to the foundation. Developed in association with the National Association of Home Builders Research Center 1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION
Moisture Barrier Systems HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.9 Purpose: To describe the moisture barrier system, explain how typical wall moisture barriers work, and identify common problems associated with moisture barrier systems. Key Issues n A successful moisture barrier system will limit water infiltration into unwanted areas and allow drainage and drying of wetted building materials. n Most moisture barrier systems for walls (e.g., siding and brick veneer) are “redundant” systems, which require at least two drainage planes (see page 2). n Housewrap or building paper (asphalt-saturated felt) will provide an adequate secondary drainage plane. n Proper flashing and lapping of housewrap and building paper are critical to a successful moisture barrier system. n Sealant should never be substituted for proper layering. The purpose of the building envelope is to control the movement of water, air, thermal energy, and water vapor. The goal is to prevent water infiltration into the interior, limit long-term wetting of the building components, and control air and vapor movement through the envelope. Locations and Causes of Common Water Intrusion Problems Poor water shedding from roof – Use moderate overhangs of 12-16 inches, drip edges, and a gutter system. Roof/wall intersection – Install effective kick-out ashing at roof-to-wall intersections, diverter ashing around trapped-valleys, and rake ashing. Flashing around windows – Proper lapping is key to leak prevention. Do not depend on sealant for sustained protection. Protect ashings with overlapping wrap. Door sills – Use pan ashing to prevent damage to suboor. Roof Covering Underlayment Overhangs, Gutters, Valleys Flashing 1.9: MOISTURE BARRIER SYSTEMS Water, Air, Thermal Energy, and Vapor Control System Improper flashing over doors – Proper lapping is key to leak prevention. Do not depend on sealant for sustained protection. Protect ashings with overlapping housewrap or building paper. HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Housewrap or Felt Insulation Vapor Retarder Siding, Windows Improper flashing and damaged housewrap or building paper at wall penetrations – Follow window ashing techniques at every wall penetration. Damaged or improperly installed siding – Follow manufacturer’s guidelines. Prime all surfaces of wood siding (back-priming) before applying top coats. No housewrap or building paper used, or improperly lapped – Virtually all siding leaks. Use housewrap or building paper to shed water. Properly lap material so water ows without bucking seams. Water must be allowed to drain out of walls. 1 of 2 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 and 38: Other Considerations As previously
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: Figure 5. An example of a wall cavi
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
Page 89 and 90: Housewrap HOME BUILDER’S GUIDE TO
Page 91: n Improper integration with flashin
Page 94 and 95: 5 WALL SYSTEMS 2 of 3 12/10 Figure
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 and 106:
Attachment of Brick Veneer in High-
Page 107 and 108:
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
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
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Common Sheathing Attachment Mistake
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7 ROOFING 5. Apply a single layer o
Page 129 and 130:
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
Page 139 and 140:
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
Page 166 and 167:
9 REPAIRS n Pre-FIRM or post-FIRM b
Page 168 and 169:
9 REPAIRS n If a lateral addition c
Page 170 and 171:
9 REPAIRS Enclosures of Areas Below
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Repairs, Remodeling, Additions, and
Page 175 and 176:
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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