FEMA P55 Coastal Construction Manual, Fourth Edition - Mad Cad

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1 CHAPTER TITLE COASTAL CONSTRUCTION MANUAL 14 Maintaining the Building This chapter provides guidance on maintaining the building structure and envelope. For maximum performance of a building in a coastal area, the building structure and envelope (i.e., exterior doors, windows, skylights, exterior wall coverings, soffits, roof systems, and attic vents) must not be allowed to deteriorate. Significant degradation by corrosion, wood decay, termite attack, or weathering increases the building’s vulnerability to damage from natural hazards. Figure 14-1 shows a post that appears on the exterior to be in COASTAL CONSTRUCTION MANUAL CROSS REFERENCE For resources that augment the guidance and other information in this Manual, see the Residential Coastal Construction Web site (http:// www.fema.gov/rebuild/mat/ fema55.shtm). Figure 14-1. Pile that appears acceptable from the exterior but has interior decay 14-1
14 MAINTAINING THE BUILDING Volume II acceptable condition but is weakened by interior decay, which can be determined only through a detailed inspection. This post failed under the loads imposed by a natural hazard event. Long-term maintenance and repair demands are influenced directly by decisions about design, materials, and construction methods during building design and construction. Using less durable materials will increase the frequency and cost of required maintenance and repair. The design and detailing of various building systems (e.g., exposed structural, window, or roof systems) also significantly influence maintenance and repair demands. 14.1 Effects of Coastal Environment The coastal environment can cause severe damage to the building structure and envelope. The damage arises primarily from salt-laden moisture, termites, and weathering. 14.1.1 Corrosion The corrosive effect of salt-laden, wind-driven moisture in coastal areas cannot be overstated. Salt-laden, moist air can corrode exposed metal surfaces and penetrate any opening in the building. The need to protect metal surfaces through effective design and maintenance (see Section 14.2.6 for maintenance of metal connectors) is very important for the long-term life of building elements and the entire building. Stainless steel is recommended because many galvanized (non-heavy-gauge) products and unprotected steel products do not last in the harsh coastal environment. Corrosion is most likely to attack metal connectors (see Section 14.2.6) that are used to attach the parts of the structure to one another, such as floor joists to beams and connectors used in crossbracing below the finished lowest floor. Galvanized connectors coated with zinc at the rate of 0.9 ounce per square foot of surface area (designated G-90) can corrode in coastal environments at a rate of 0.1 to 0.3 millimeter/year. At this rate, the zinc protection will be gone in 7 years. A G-185 coated connector, which provides twice as much protection as G-90, can corrode in less than 20 years. More galvanized protection (more ounces of zinc per square foot of surface area to be protected) increases service life. COST CONSIDERATION Maintenance and repair costs are related directly to original design decisions, materials selection, and construction methods. CROSS REFERENCE For additional information on corrosion, see Section 9.4.5 in this Manual and FEMA Technical Bulletin 8-96, Corrosion Protection of Metal Connectors in Coastal Areas for Structures Located in Special Flood Hazard Areas (FEMA 1996). Corrosion can also affect fasteners for siding and connectors for attaching exterior-mounted heating, ventilation, and air-conditioning units, electrical boxes, lighting fixtures, and any other item mounted on the exterior of the building. These connectors (nails, bolts, and screws) should be stainless steel or when they must be replaced, replaced with stainless steel. These connectors are small items, and the increased cost of stainless steel is small. 14-2 COASTAL CONSTRUCTION MANUAL
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Coastal Construction Manual Princip
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All illustrations in this document
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PREFACE Volume II Chapter 8 - Site-
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1 CHAPTER TITLE Contents COASTAL CO
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Volume II CONTENTS Chapter 9. Desig
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8 DETERMINING SITE-SPECIFIC LOADS V
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Page 369 and 370: GLOSSARY Volume II Basement - Under
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GLOSSARY Volume II O Open foundatio
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GLOSSARY Volume II Risk tolerance -
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GLOSSARY Volume II safe living cond
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GLOSSARY Volume II Z Zone A - Under
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INDEX Volume II Building envelope,
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INDEX Volume II stillwater flood de
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INDEX Volume II Floodborne debris d
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INDEX Volume II I IBHS (see Insuran
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INDEX Volume II date of constructio
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INDEX Volume II Seawall, 7-7, 7-17,
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INDEX Volume II velocity pressure,
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FEMA P55 Coastal Construction Manual, Fourth Edition - Mad Cad

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