Home Builder’s Guide

to Coastal Construction

Technical Fact Sheet Series

FEMA P-499 / December 2010

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. G.1

12/10

GUIDEG

Coastal Construction

Fact Sheet Series

Fact Sheet No. 1.1, Coastal 

Building Successes and Failures – Explains how coastal 

construction requirements 

differ from those for inland 

construction, and discusses 

the characteristics that make 

for a successful coastal residential building. Includes 

design and construction recommendations for 

achieving building success.

Fact Sheet No. 1.2, Summary of 

Coastal Construction Requirements and Recommendations 

for Flood Effects – Summarizes recommendations for 

exceeding NFIP regulatory 

requirements for new construction and for repairs, 

remodeling, and additions. 

Topics include building foundations, enclosures 

below the Base Flood Elevation (BFE), use of 

nonstructural fill, use of space below the BFE, 

utilities, certification requirements, and repairs, 

remodeling, and additions. Cross-references to 

related fact sheets are provided.

Fact Sheet No. 1.3, Using a Digital Flood Insurance Rate Map 

(DFIRM) – Explains the purpose of Flood Insurance Rate 

Maps (FIRMs) and Digital 

Flood Insurance Rate Maps 

(DFIRMs); highlights features 

that are important to coastal 

builders, including flood zones 

and flood elevations; and explains how to obtain FIRMs, DFIRMs, and Flood 

Insurance Studies (FISs).

Fact Sheet No. 1.4, Lowest Floor Elevation – Defines 

“lowest floor,” discusses benefits of exceeding the NFIP 

minimum building elevation 

requirements, identifies common construction practices 

that are violations of NFIP 

regulations, which result in 

significantly higher flood insurance premiums; 

and discusses the NFIP Elevation Certificate. 

Also includes a copy of the certificate.

Introduction

FEMA has produced a series of 37 fact sheets that provide technical guidance and recommendations concerning the construction of coastal residential buildings. The fact sheets present information aimed at 

improving the performance of buildings subject to flood and wind forces in coastal environments. The fact 

sheets make extensive use of photographs and drawings to illustrate National Flood Insurance Program 

(NFIP) regulatory requirements, the proper siting of coastal buildings, and recommended design and 

construction practices, including structural connections, the building envelope, utilities, and accessory 

structures. In addition, many of the fact sheets include lists of additional resources that provide more 

information about the topics discussed.

Available Fact Sheets

The following 37 fact sheets are also available on the 

FEMA website (www.fema.gov) as Adobe® Portable 

Document Format (PDF) files and as plain text (.txt) files. 

You must have Adobe® Reader to view the PDF files. 

The latest version of Adobe Reader is recommended. 

Download the free Reader from www.adobe.com.

Category 1 – General

Note: The fact sheets have been divided into 10 

different categories, which represent various building components or aspects of the construction 

process. Fact sheets are numbered first by the 

category and then followed by a number to represent the fact sheet within the category. Future 

updates to the guide will include fact sheets using these categories and will allow the user to add 

new fact sheets within the category without requiring the entire guide to be reprinted. Revisions to 

individual sheets will include a letter behind the 

numbers to represent each successive update.
2 of 6 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

12/10

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

G

G

UIDE

Fact Sheet No. 1.5, V Zone De- sign Certification – Explains 

the certification requirements 

for structural design and 

methods of construction in V 

Zones. Also includes a copy 

of a sample certificate and 

explains how to complete it.

Fact Sheet No. 1.6, Designing for Flood Levels Above the 

BFE – Recommends design 

and construction practices 

that reduce the likelihood of 

flood damage in the event 

that flood levels exceed the 

BFE. It includes illustrations 

of appropriate construction 

practices and information on the insurance benefits of building above the BFE.

Fact Sheet No. 1.7, Coastal 

Building Materials – Provides 

guidance and best practices 

on the selection of building 

materials used for coastal 

construction. Flood, wind, corrosion, and decay resistance 

are discussed, including protection recommendations.

Fact Sheet No. 1.8, Non-Traditional Building Materials and 

Systems – Provides guidance 

on alternative building materials and techniques and 

their application in coastal 

environments. It includes discussions of Engineered Wood 

Products, Structural Insulated 

Panels, Insulating Concrete Forms, Prefabricated Shear Walls and Moment Frames, Sprayed 

Closed-Cell Foam Insulation, Advanced Wall 

Framing, and Modular Houses.

Fact Sheet No. 1.9, Moisture 

Barrier Systems – Describes 

the moisture barrier system, 

explains how typical wall moisture barrier systems work, and 

discusses common problems 

associated with moisture barrier systems. 

Category 2 – Planning

Fact Sheet No. 2.1, How Do 

Siting and Design Decisions 

Affect the Owner’s Costs?–

Discusses effects of planning, 

siting, and design decisions 

on coastal home costs. Topics 

include initial, operating, and 

long-term costs; risk determination; and the effect on 

costs of meeting and exceeding code and NFIP 

design and construction requirements.

Fact Sheet No. 2.2, Selecting 

a Lot and Siting the Building–

Presents guidance concerning 

lot selection and building siting considerations for coastal 

residential buildings. Topics 

include factors that constrain 

siting decisions, coastal setback lines, common siting 

problems, and suggestions for builders, designers, and owners.

Category 3 – Foundations

Fact Sheet No. 3.1, 

Foundations in Coastal Areas–

Explains foundation design 

criteria and describes foundation types suitable for 

coastal environments. Also 

addresses foundations for 

high-elevation coastal areas 

(e.g., bluff areas).

Fact Sheet No. 3.2, Pile Design 

and Installation– Presents basic information about pile 

design and installation, including pile types, sizes 

and lengths, layout, installation methods, bracing, field 

cutting, connections, and verifying capacities.

Fact Sheet No. 3.3, Wood Pile-toBeam Connections – Illustrates 

typical wood-pile-to-beam 

connections; presents basic construction guidance 

for various connection methods, including connections 

for misaligned piles; and illustrates pile bracing connection 

techniques.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 6

12/10

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

GUIDEG

Fact Sheet No. 3.4, Reinforced 

Masonry Pier Construction– 

Provides an alternative to 

piles in V Zones and A Zones 

in coastal areas where soil 

properties preclude pile installation, but the need for 

an “open foundation system” still exists. Includes 

recommendations for good masonry practices in 

coastal environments.

Fact Sheet No. 3.5, Foundation Walls– Discusses and 

illustrates the use of foundation walls in coastal 

buildings. Topics include footing embedment, wall height, 

materials and workmanship, 

lateral support, flood openings 

and ventilation requirements, 

and interior grade elevations 

for crawlspaces.

Category 4 – Load Paths

Fact Sheet No. 4.1, Load 

Paths– Illustrates the concept of load paths and 

highlights important connections in a typical wind uplift 

load path.

Fact Sheet No. 4.2, Masonry 

Details – Illustrates important 

roof-to-wall and wall-to-foundation connection details 

for masonry construction in 

coastal areas. Topics include 

load paths, building materials, and reinforcement.

Fact Sheet No. 4.3, Use of 

Connectors and Brackets–

Illustrates important building 

connections and the proper 

use of connection hardware 

throughout a building.

Category 5 – Wall Systems

Fact Sheet No. 5.1, House- wrap– Explains the function 

of housewrap, examines its 

attributes, and addresses 

common problems associated with its use. Topics include 

housewrap vs. building paper 

and housewrap installation.

Fact Sheet No. 5.2, Roof-to-Wall 

and Deck-to-Wall Flashing– 

Emphasizes the importance 

of proper roof and deck flashing, and presents typical and 

enhanced flashing techniques 

for coastal homes.

Fact Sheet No. 5.3, Siding Installation in High-Wind 

Regions– Provides basic design and installation tips for 

various types of siding for 

high-wind regions, including 

vinyl, wood, and fiber cement 

and discusses sustainable 

design issues.

Fact Sheet No. 5.4, Attachment 

of Brick Veneer in High-Wind Regions– Provides recommended 

practices for installing brick 

veneer that will enhance wind 

resistance in high wind regions. Examples of proper 

installations and brick veneer 

tie spacings are provided.

Category 6 - Openings

Fact Sheet No. 6.1, Window 

and Door Installation– Presents flashing detail concepts 

for window and door openings 

that provide adequate resistance to water intrusion in 

coastal environments, do not 

depend solely on sealants, are 

integral with secondary weather barriers (e.g., housewrap), and are adequately 

attached to the wall. Topics include the American Society for Testing and Materials (ASTM) 

Standard E 2112 and specific considerations 

concerning pan flashings, Exterior Insulation Finishing Systems, frame anchoring, shutters, and 

weatherstripping.
4 of 6 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

12/10

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

G

G

UIDE

Fact Sheet No. 6.2, Protection 

of Openings – Shutters and 

Glazing– Presents information about the selection and 

installation of storm shutters 

and impact-resistant glazing 

and other types of opening 

protection in windborne debris regions. Shutter types 

addressed include temporary plywood panels; 

temporary manufactured panels; permanent, 

manual closing; and permanent, motor-driven.

Category 7 - Roofing

Fact Sheet No. 7.1, Roof 

Sheathing Installation– Presents information about proper 

roof sheathing installation 

and its importance in coastal 

construction; also discusses fastening methods that 

will enhance the durability 

of a building in a high-wind 

area. Topics include sheathing types and layout 

methods for gable-end and hip roofs, fastener selection and spacing, the treatment of ridge vents 

and ladder framing, and common sheathing attachment mistakes.

Fact Sheet No. 7.2, Roof Underlayment for Asphalt Shingle 

Roofs– Presents recommended practices for the use 

of roofing underlayment 

as an enhanced secondary water barrier in coastal 

environments. Optional installation methods are illustrated.

Fact Sheet No. 7.3, Asphalt 

Shingle Roofing for High-Wind 

Regions– Recommends practices for installing asphalt roof 

shingles that will enhance the 

wind resistance of roof coverings in high-wind, coastal 

regions. Issues include installation at hips, eaves, and 

ridges; shingle characteristics; weathering and 

durability; and wind resistance.

Fact Sheet No. 7.4, Tile Roofing 

for High-Wind Areas– Presents design and construction 

guidance for tile roofing attachment methods. Topics include 

uplift loads, uplift resistance, 

special considerations concerning tile attachment at 

hips and ridges, tile installation on critical and 

essential buildings, and quality control.

Fact Sheet No. 7.5, Minimizing Water Intrusion through 

Roof Vents in High-Wind Regions– Describes practices 

for minimizing water intrusion 

through roof vent systems, 

which can lead to interior 

damage and mold growth in 

high-wind regions. Topics include soffit vents, ridge vents, gable end vents, 

off-ridge vents, gable rake vents, and turbines.

Fact Sheet No. 7.6, Metal Roof 

Systems in High-Wind Re- gions– Presents design and 

installation guidance for metal roofing systems that will 

enhance wind-resistance in 

high-wind regions. Discussions on sustainable design 

options are included.

Category 8 - Attachments

Fact Sheet No. 8.1, Enclosures 

and Breakaway Walls– Discusses requirements and 

recommendations for enclosures and breakaway walls 

for their use below the BFE. It 

includes a diagram of a compliant wall system and examples 

of systems that have either resulted in increased damages 

or increased flood insurance premiums.

Fact Sheet No. 8.2, Decks, 

Pools, and Accessory Structures– Summarizes NFIP 

requirements, general guidelines, and recommendations 

concerning the construction 

and installation of decks, access stairs and elevators, 

swimming pools, and accessory buildings under or near coastal residential 

buildings.

Fact Sheet No. 8.3, Protecting 

Utilities– Identifies the special considerations that must 

be made when installing utility 

equipment, such as fuel, sewage, and water/sewage lines 

in a coastal home, and presents recommendations for 

utility protection.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 6

12/10

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

GUIDEG

Category 9 - Repairs

Fact Sheet No. 9.1, Repairs, 

Remodeling, Additions, and 

Retrofitting - Flood– Outlines 

NFIP requirements for repairs, 

remodeling, and additions, 

and discusses opportunities 

for retrofitting in coastal flood 

hazard areas. Also presents 

recommendations for exceeding the minimum NFIP requirements. Definitions 

of “substantial damage” and “substantial improvement” are included.

Fact Sheet No. 9.2, Repairs, 

Remodeling, Additions, and 

Retrofitting - Wind– Outlines 

requirements and makes 

“best practice” recommendations for repairs, remodeling, 

and additions, and discusses 

opportunities for retrofitting 

in coastal high wind areas. 

Category G - Guide

Fact Sheet No. G.1– Technical 

Fact Sheet Guide

Fact Sheet No. G.2, References 

and Resources– Lists references that provide information 

relevant to topics covered by 

the Home Builder’s Guide to 

Coastal Construction technical 

fact sheets.

FEMA P-499 Home Builder’s Guide to Coastal Construction– 2005 to 2010 Crosswalk

Category Category Code Sheet Title 2005 Edition Fact 

Sheet No.

Guide G 1 Technical Fact Sheet Guide

General 1 1 Coastal Building Success and Failures 1

General 1 2 Summary of Coastal Construction Requirements 

and Recommendations for Flood Effects 2

General 1 3 Using a Digital Flood Insurance Rate Map 

(DFIRM) 3

General 1 4 Lowest Floor Elevation 4

General 1 5 V Zone Design Certification 5

General 1 6 Designing for Flood Levels Above the BFE New

General 1 7 Coastal Building Materials 8

General 1 8 Non-Traditional Building Materials and Systems New

General 1 9 Moisture Barrier Systems 9

Planning 2 1 How Do Siting and Design Decisions Affect the 

Owner’s Costs? 6

Planning 2 2 Selecting a Lot and Siting the Building 7

Foundations 3 1 Foundations in Coastal Areas 11

Foundations 3 2 Pile Design and Installation 12

Foundations 3 3 Wood Pile-to-Beam Connections 13

Foundations 3 4 Reinforced Masonry Pier Construction 14

Foundations 3 5 Foundation Walls 15
6 of 6 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

12/10

G.1: COASTAL CONSTRUCTION FACT SHEET SERIES

Developed in association with the National Association of Home Builders Research Center

G

G

UIDE

Category Category Code Sheet Title 2005 Edition Fact 

Sheet No.

Load Paths 4 1 Load Paths 10

Load Paths 4 2 Masonry Details 16

Load Paths 4 3 Use of Connectors and Brackets 17

Wall Systems 5 1 Housewrap 23

Wall Systems 5 2 Roof-to-Wall and Deck-to-Wall Flashing 24

Wall Systems 5 3 Siding Installation in High-Wind Regions 25

Wall Systems 5 4 Attachment of Brick Veneer in High-Wind Regions New

Openings 6 1 Window and Door Installation 22

Openings 6 2 Protection of Openings - Shutters and Glazing 26

Roofing 7 1 Roof Sheathing Installation 18

Roofing 7 2 Roof Underlayment for Asphalt Shingle Roofs 19

Roofing 7 3 Asphalt Shingle Roofing for High-Wind Regions 20

Roofing 7 4 Tile Roofing for High-Wind Areas 21

Roofing 7 5 Minimizing Water Intrusion through Roof Vents in 

High-Wind Regions New

Roofing 7 6 Metal Roof Systems in High-Wind Regions New

Attachments 8 1 Enclosures and Breakaway Walls 27

Attachments 8 2 Decks, Pools, and Accessory Structures 28

Attachments 8 3 Protecting Utilities 29

Repairs 9 1 Repairs, Remodeling, Additions and Retrofitting - 

Flood 30

Repairs 9 2 Repairs, Remodeling, Additions and Retrofitting - 

Wind 30

Guide G 2 References and Resources 31
Purpose: To discuss how coastal construction requirements are different from those for inland 

construction. To discuss the characteristics that make for a successful coastal building.

Is Coastal Construction That Different From 

Inland Construction?

The short answer is yes, building in a coastal environment is different from building in an inland area:

n Flood levels, velocities, and wave action in coastal areas tend to make coastal flooding more 

damaging than inland flooding.

n Coastal erosion can undermine buildings and destroy land, roads, utilities, and infrastructure.

n Wind speeds are typically higher in coastal areas 

and require stronger engineered building connections and more closely spaced nailing of building 

sheathing, siding, and roof shingles.

n Wind-driven rain, corrosion, and decay are frequent concerns in coastal areas.

In general, homes in coastal areas must be designed 

and built to withstand higher loads and more extreme 

conditions. Homes in coastal areas will require more 

maintenance and upkeep. Because of their exposure to higher loads and extreme conditions, homes 

in coastal areas will cost more to design, construct, 

maintain, repair, and insure.

Building Success

In order for a coastal building to be considered a 

“success,” four things must occur:

n The building must be designed to withstand 

coastal forces and conditions.

n The building must be constructed as designed.

n The building must be sited so that erosion 

does not undermine the building or render it 

uninhabitable.

n The building must be maintained/repaired.

A well-built but poorly sited building can be undermined and will not be a success (see Figure 1). 

Even if a building is set back or situated farther 

from the coastline, it will not perform well (i.e., will 

not be a success) if it is incapable of resisting high 

winds and other hazards that occur at the site (see 

Figure 2).

Figure 1. Well-built but poorly sited building. 

Figure 2. Well-sited building that still sustained damage.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.1: COASTAL BUILDING SUCCESSES AND FAILURES

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.1

12/10

Coastal Building Successes and Failures

1.1: COASTAL BUILDING SUCCESSES AND FAILURES

GENERAL 1
Recommended Practice

Siting– Site buildings away from 

eroding shorelines and high-hazard areas.

Building Form– Flat or low-sloped 

porch roofs, overhangs, and 

gable ends are subject to increased uplift 

in high winds. 

Buildings that 

are both tall 

and narrow are 

subject to overturning. Each of 

these problems 

can be overcome 

through the design process, but 

each must receive 

special attention. In 

the design process, choose 

moderate-sloped hip roofs (4/12 to 

6/12) if possible.

Lowest Floor Elevation– Elevate above the DFE 

the bottom of the lowest horizontal structural member supporting the lowest floor. Add 

“freeboard” to reduce damage and lower flood 

insurance premiums.

Free of Obstructions– Use an open foundation. 

Do not obstruct the area below the elevated 

portion of the building. Avoid or minimize the 

use of breakaway walls. Do not install utilities 

or finish enclosed areas below the DFE (owners 

tend to convert these areas to habitable uses, 

which is prohibited under the National Flood 

Insurance Program and will lead to additional 

flood damage and economic loss).

Foundation– Make sure the foundation is deep 

enough to resist the effects of scour and 

erosion; strong enough to resist wave, current, flood, and debris forces; and capable of 

What Should Owners and Home Builders Expect From a “Successful” Coastal Building?

In coastal areas, a building can be considered a success only if it is capable of resisting damage 

from coastal hazards and coastal processes over a period of decades. This statement does not imply 

that a coastal residential building will remain undamaged over its intended lifetime. It means that the 

impacts of a design-level flood, storm, wind, or erosion event (or series of lesser events with combined 

impacts equivalent to a design event) will be limited to the following:

n The building foundation must remain intact and functional.

n The envelope (walls, openings, roof, and lowest floor) must remain structurally sound and capable 

of minimizing penetration by wind, rain, and debris.

n The lowest floor elevation must be sufficient to prevent floodwaters from entering the elevated 

building envelope during the design event.

n The utility connections (e.g., electricity, water, sewer, natural gas) must remain intact or be restored easily.

n The building must be accessible and usable following a design-level event.

n Any damage to enclosures below the Design Flood Elevation (DFE)* must not result in damage to 

the foundation, the utility connections, or the elevated portion of the building.

1

2

3

4 5

2 of 3 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G

1

ENERAL

12/10

1.1: COASTAL BUILDING SUCCESSES AND FAILURES
transferring wind and seismic forces on upper 

stories to the ground.

Connections– Key connections include roof 

sheathing, roof-to-wall, wall-to-wall, and wallsto-foundation. Be sure these connections are 

constructed according to the design. Bolts, 

screws, and ring-shanked nails are common requirements. Standard connection details and 

nailing should be identified on the plans.

Exterior Walls– Use structural sheathing in highwind areas for increased wall strength. Use 

tighter nailing schedules for attaching sheathing. Care should be taken not to over-drive 

pneumatically driven nails. This can result in 

loss of shear capacity in shearwalls.

Windows and Glass Doors– In high-wind areas, 

use windows and doors capable of withstanding increased wind pressures. In windborne 

debris areas, use impact-resistant glazing or 

shutters.

Flashing and Weather Barriers– Use stronger 

connections and improved flashing for roofs, 

walls, doors, and windows and other openings. 

Properly installed secondary moisture barriers, 

such as housewrap or building paper, can reduce water intrusion from wind-driven rain.

Roof– In high-wind areas, select appropriate roof 

coverings and pay close attention to detailing. 

Avoid roof tiles in hurricane-prone areas.

Porch Roofs and Roof Overhangs– Design and tie 

down porch roofs and roof overhangs to resist 

uplift forces.

Building Materials– Use flood-resistant materials below the DFE. All exposed materials should 

be moisture- and decay-resistant. Metals should 

have enhanced corrosion protection.

Mechanical and Utilities– Electrical boxes, HVAC 

equipment, and other equipment should be elevated to avoid flood damage and strategically 

located to avoid wind damage. Utility lines and 

runs should be installed to minimize potential 

flood damage.

Quality Control– Construction inspections and 

quality control are essential for building success. Even “minor” construction errors and 

defects can lead to major damage during highwind or flood events. Keep this in mind when 

inspecting construction or assessing yearly 

maintenance needs.

Recommended practice and guidance concerning the 

topics listed above can be found in the documents 

referenced in these fact sheets and in many trade 

publications (e.g., The Journal of Light Construction,

http://www.jlconline.com).

Will the Likelihood of Success (Building 

Performance) Be Improved by Exceeding 

Minimum Requirements?

States and communities enforce regulatory requirements that determine where and how buildings may 

be sited, designed, and constructed. There are often economic benefits to exceeding the enforced 

requirements (see box). Designers and home builders can help owners evaluate their options and make 

informed decisions about whether to exceed these 

requirements.

6

7

8

9

10

11

12

13

14

* Note: Flood insurance premiums can be reduced up to 60 percent

by exceeding minimum siting, design, and construction practices. See the V Zone Risk Factor Rating Form in FEMA’s Flood 

Insurance Manual (http://www.fema.gov/nfip/manual.shtm).

Benefits of Exceeding Minimum 

Requirements

n Reduced building damage during coastal storm events

n Reduced building maintenance

n Longer building lifetime

n Reduced insurance premiums*

n Increased reputation of builder

Developed in association with the National Association of Home Builders Research Center

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 3

GENERAL 1

12/10

1.1: COASTAL BUILDING SUCCESSES AND FAILURES

Key Issues

n New construction* in coastal flood hazard areas (V Zone and A Zone) should be designed using the engineering standards (ASCE 24 and ASCE 7) or the International Residential Code (IRC), as applicable. Best 

practices must exceed the minimum NFIP requirements and must meet, or exceed, all community zoning 

and building code requirements. Repairs, remodeling, and additions must always meet NFIP and building 

code requirements for the part of the structure impacted. Should these costs exceed 50 percent of the 

fair market value of the structure, the entire building must be brought to local floodplain management 

and building code compliance. 

n Engineering standards ASCE 24-05 and ASCE 7-10 are more stringent in V Zones than in A Zones, to protect against the increased flood, wave, flood-borne debris, and erosion hazards typical of V Zones.

n For added protection, it is strongly recommended that buildings in flood zones that are subject to breaking waves between 1.5 and 3 feet as well as erosion and scour be designed and constructed to V Zone 

standards. These coastal areas, mapped as A Zones, may be subject to damaging waves and erosion 

and are often referred to as “Coastal A Zones.” Buildings in these areas are typically constructed to the 

minimum NFIP A Zone requirements and have at least a 1-percent-annual-chance of sustaining major 

damage or being destroyed. This regulatory standard is known as the base flood. 

n Buildings constructed to minimum NFIP A Zone standards and subject solely to shallow flooding (i.e., not 

subject to breaking waves greater than 1.5 feet or erosion) are still subject to flood damage and should 

be built with a first floor elevation above the BFE (usually at least one foot or greater), which is referred 

to as “freeboard.” 

n Following the recommendations in the following table will result in less damage to the building and may 

reduce flood insurance premiums (see the V Zone Risk Factor Rating Form in FEMA’s Flood Insurance 

Manual (http://www.fema.gov/nfip/manual.shtm).

The following table summarizes NFIP regulatory requirements and recommendations for exceeding those 

requirements for both (1) new construction and (2) repairs, remodeling, and additions.

* For floodplain management purposes, new construction refers to structures for which construction began on or after the effective date of adoption of the community’s floodplain management ordinance. 

Substantial improvements, repairs of substantially damaged buildings, and some enclosures must meet 

the same floodplain management ordinance and building code requirements as new construction where 

such ordinances and codes have been adopted by the community.

Purpose: To summarize recommendations for exceeding National Flood Insurance Program (NFIP) 

regulatory requirements concerning coastal construction.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

1 of 10

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.2

GENERAL 1

12/10

Summary of Coastal Construction Requirements and Recommendations
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Foundation

Structural Fill

NFIP 60.3(e)(6)

Prohibited Requirement: 

Compaction where 

used; protect against 

scour and erosion.

Requirement: 

Compaction where 

used; protect against 

scour and erosion.

IBC:  1804.4, App. G 401.1, 

App. G 401.2

IRC:  R322.3.2

ASCE:  ASCE 24 Sec. 2.4

Other:  FEMA TB #5

Solid Foundation 

Walls [see Fact 

Sheet Nos. 3.1, 

3.5] 

NFIP 60.3(c)(3)

Prohibited Requirement: 

Flood vents must be 

installed to equalize 

pressures (see Fact 

Sheets Nos. 3.5 and 

8.1).

Recommendation: 

An open foundation 

system should be used.

Requirement: 

Where used, the walls 

must allow floodwaters 

to pass between or 

through the walls using 

flood openings (see 

Fact Sheets Nos. 3.5 

and 8.1).

IBC:  1612.5.1

IRC:  R322.2.3

ASCE:  ASCE 24 Sec. 2.5, 

ASCE 7 Sec. 5.4.4.2

Other:  FEMA TB #5, FEMA 

550

Open Foundation 

[see Fact Sheet 

No. 3.1] 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Recommendation: 

Site new construction 

landward of the longterm erosion setback 

and landward of the 

area subject to erosion 

during the 1% coastal 

flood event.

Requirement:  All new 

construction shall be 

landward of the reach 

of the mean high tide; 

alteration of sand 

dunes and mangrove 

stands that increases 

the potential of flood 

damage is prohibited.

Recommendation: 

Open foundations 

are recommended in 

Coastal A Zones.

Recommendation: 

Open foundations are 

recommended in A 

Zones.

IBC:  1803.5.5

IRC:  R322.3.3

ASCE:  ASCE 7 Sec. 5.4.4.1, 

ASCE 24 Sec 4.5.5

Other:  FEMA TB #5

Lowest Floor 

Elevation (not in 

a V Zone) 

[see Fact Sheet 

No. 1.5] 

NFIP 60.3(c)

Not Applicable Recommendation: 

Elevate the bottom of 

the lowest horizontal 

structural member at, 

or above, BFE.

Requirement:  Top 

of floor must be at or 

above BFE.

Requirement: 

Top of floor must be at 

or above BFE.

IBC:  1603.1.7, 1612.5

IRC:  R105.3.1.1, R322.2.1, 

R322.1.5

ASCE:  ASCE 24 Sec. 1.5.2, 

ASCE 24 Sec. 2.5, ASCE 24 

Ch. 5, ASCE 24 Ch. 7

Other:  FEMA TB #5

Bottom Lowest 

Horizontal 

Structural 

Member 

[see Fact Sheet 

No. 1.4] 

NFIP 60.3(e)(4)

Requirement: 

Bottom of the lowest 

horizontal structural 

member of the first 

floor must be at, or 

above, the BFE (see 

Fact Sheet No. 1.5).

Recommendation: 

Follow the V Zone 

building elevation 

requirement.

Recommendation:  

The minimum 

recommendation is 

to follow the Coastal 

A Zone requirements. 

Users should consider 

following V Zone 

recommendations for 

the lowest horizontal 

structural member 

elevation to further 

minimize the risk of 

flood damage.

IBC:  1603.1.7, 1605.2.2, 

1605.3.1.2, 1612.4, 1612.5.2

IRC:  R322.3.2

ASCE:  ASCE 24 Sec. 4.4, 

ASCE 24 Sec. 2.5, ASCE 24 

Ch. 5

Other:  FEMA 55, FEMA TB 

#8, FEMA TB #5

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

2 of 10

G

1

ENERAL

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Foundation

Orientation 

of Lowest 

Horizontal 

Structural 

Member

Requirement: 

Elevate the bottom of 

the lowest horizontal 

structural member at, 

or above, BFE. 

Recommendation: 

If the orientation of 

the lowest horizontal 

structural member 

is parallel to the 

expected direction of 

waves, elevate the 

bottom of the member 

to or above BFE; If 

the orientation of 

the lowest horizontal 

structural member is 

perpendicular to the 

expected direction of 

waves, elevate the 

bottom of the member 

to BFE plus one foot. 

Diagonal bracing 

for decks, stairways, 

balconies and other 

attached structures 

should also be elevated 

at, or above, the BFE.

Recommendation: 

Follow the Coastal A 

Zone recommendation.

IBC:  see ASCE 24

IRC:  R322.3.2

ASCE:  ASCE 24 Sec 4.4

Other:  FEMA TB #5

Freeboard 

[see Fact Sheet 

Nos. 1.1, 1.4]

Requirement: 

No NFIP requirement, 

but freeboard is 

required by IRC and 

ASCE.

Recommendation: 

Freeboard is 

recommended in 

Coastal A Zones.

Note:  Per ASCE 24-05 

one foot of freeboard 

required for Risk 

Category II structures.

Recommendation: 

Freeboard is 

recommended in A 

Zones.

Note:  One foot above 

BFE is required per 

IRC R322.2.1 Item #2 

for Coastal A Zones.

IBC:  see ASCE 24

IRC:  R322.2.1, R322.3.2

ASCE:  ASCE 24 Sec. 2.3

Enclosures 

Below the BFE 

(not in a V Zone)

Not Applicable Recommendation: 

If an enclosure is 

constructed, use 

breakaway walls, open 

lattice, or screening (as 

required in V Zones).

Requirement: 

If an area is fully 

enclosed, the 

enclosure walls must 

be equipped with 

openings to equalize 

hydrostatic pressure; 

the size, location, and 

covering of openings 

governed by regulatory 

requirements.

Recommendation: 

If an enclosure is 

constructed, use 

breakaway walls, open 

lattice, or screening (as 

required in V Zones).

Requirement: 

If an area is fully 

enclosed, the 

enclosure walls must 

be equipped with 

openings to equalize 

hydrostatic pressure; 

the size, location, and 

covering of openings 

governed by regulatory 

requirements.

IBC:  1203.3.2, 1403.5, 

1612.4, 1612.5.1

IRC:  R322.2.2, R408.7

ASCE:  ASCE 24 Sec. 2.6, 

ASCE 24 Sec 4.6

Other:  FEMA TB #1

Enclosures 

Below the BFE 

(not in V Zones) 

[see Fact Sheet 

No. 8.1] 

NFIP 60.3(c)(5)

Prohibited, except 

for breakaway walls, 

open wood lattice, and 

screening.

Not Applicable Not Applicable IBC:  1403.5, 1403.6, 1612.4, 

1612.5.2

IRC:  R322.3.2, R322.3.4, 

R322.3.5

ASCE:  ASCE 24 Sec. 4.6, 

ASCE 7 Sec. C5.3.3

Other:  FEMA 55, FEMA TB 

#5, FEMA TB #9

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 10

GENERAL 1

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Foundation

Non Structural 

Fill

Requirement: 

Allowed for minor 

landscaping and site 

drainage as long as the 

fill does not interfere 

with free passage of 

flood waters and debris 

beneath the building, or 

cause changes in flow 

direction during coastal 

storms that could result 

in damage to buildings.

Recommendation: 

Follow the V Zone fill 

requirement.

Recommendation: 

Follow the V Zone fill 

requirement.

IBC:  803.11.1

IRC:  R322.14.2, R322.3.2

ASCE:  ASCE 24 Sec 1.5.4, 

45.4

Other:  FEMA TB #5

Use of Space 

Below BFE 

[see Fact Sheet 

No. 8.1]

Requirement: 

Allowed only for 

parking, building 

access, and storage

Requirement: 

Allowed only for 

parking, building 

access, and storage

Requirement: 

Allowed only for 

parking, building 

access, and storage

IBC:  1107.7.5, G105.7 (5), 

801.5, G103.5, G103.8

IRC:  R309.3, R322.1, 

R322.1.2, R322.1.3, R322.1.4, 

R322.1.4.1, R322.2.1, 

R322.2.2, R322.3.2, R322.3.5 

ASCE:  ASCE 24 1.5.2, 2.6, 

2.6.1, 2.6.2.1, 2.6.2.2, 4.6, 

4.6.1, 4.6.2

Utilities

Sanitary Sewer

NFIP 60.3(a)(6)(i) 

and 60.3(a)(6)(ii)

IBC:  1403.6, App. G 401.3

IRC:  R322.1.7, R P2602.2, 

R P3001.3, R P3101.5

ASCE:  ASCE 24 Sec. 7.3.4

Other:  FEMA 348, FEMA 

TB #4

Utilities 

[see Fact Sheet 

No. 8.3] 

NFIP 60.3(a)(3)

(iv)

Requirement: 

Must be designed, 

located, and elevated 

to prevent flood 

waters from entering 

and accumulating in 

components during 

flooding. Utility lines 

must not be installed 

or stubbed out in 

enclosures below BFE 

unless flood proofed to 

the extent practicable.

Requirement: 

Electrical, heating, 

ventilation, plumbing, 

and air-conditioning 

equipment and other 

service facilities to 

be designed and/or 

located as to prevent 

water from entering or 

accumulating within 

the components during 

periods of flooding.

Recommendation: 

Follow the V Zone 

utility recommendation

Requirement: 

Electrical, heating, 

ventilation, plumbing, 

and air-conditioning 

equipment and other 

service facilities to 

be designed and/or 

located as to prevent 

water from entering or 

accumulating within 

the components during 

periods of flooding.

IBC:  1403.6, 1612.4, 

App. G 701

IRC:  R322.1.6, IFGC 301.11, 

R G2404.7, R P2601.3, 

R P2602.2, R M1301.1.1, 

R M1401.5, R M1601.4.9, 

R M1701.2, R M2001.4, 

R M2201.6

ASCE:  ASCE 24 Ch. 7

Other:  FEMA 348, FEMA 

TB #4

Certification

Permits 

NFIP 60.3(b)(1)

Requirement: 

V Zone certificate, 

Breakaway Wall 

certificate, and 

Elevation Certificate.

Requirement: 

Elevation Certificate.

Requirement: 

Elevation Certificate.

IBC:  App. G 101.3, App. G 

103, App. G 104

IRC:  R104.2, R105, App. E, 

App. J

ASCE:  ASCE 24 Sec. 4.6, 

ASCE 7 Sec. C5.3.3

Other:  FEMA EMI IS-9

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

4 of 10

G

1

ENERAL

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Certification

Elevation 

NFIP 60.3(b)(5)(i) 

and 60.3(e)(2)

Requirement: 

The lowest horizontal 

structural member 

must be at, or above, 

BFE; electrical, 

heating, ventilation, 

plumbing, and 

air-conditioning 

equipment and other 

service facilities 

(including ductwork) 

must be designed 

and/or located so 

as to prevent water 

from entering or 

accumulating within 

the components 

during flooding (see 

Fact Sheet Nos. 

1.4,1.5, 8.3)

Recommendation: 

Follow the V Zone 

building elevation 

requirement.

Requirement: 

Top of lowest floor 

must be at, or above, 

BFE; electrical 

heating, ventilation, 

plumbing, and 

air conditioning 

equipment and other 

service facilities 

(including ductwork) 

must be designed 

and/or located so 

as to prevent water 

from entering or 

accumulating within 

the components 

during flooding (see 

Fact Sheet Nos. 1.4 

8.3)

Recommendation:  

The minimum 

recommendation is 

to follow the Coastal 

A Zone requirements. 

Users should consider 

following V Zone 

recommendations for 

the lowest horizontal 

structural member 

elevation to further 

minimize the risk of 

flood damage.

Requirement: 

Top of the lowest 

floor must be at, 

or above, BFE; 

electrical heating, 

ventilation, plumbing, 

and air conditioning 

equipment and other 

service facilities 

(including ductwork) 

must be designed 

and/or located so 

as to prevent water 

from entering or 

accumulating within 

the components 

during flooding (see 

Fact Sheet Nos. 1.4, 

8.3) 

IBC: 110.3.3,1603.1.7, 1612.5

IRC: R106.1.3, R322.1.2, 

R322.1.5, R322.2.1

ASCE: ASCE 24 Sec. 1.5.1, 

1.5.2, 4.4

Structure Requirement: 

Registered engineer 

or architect must 

certify that the design 

and methods of 

construction are in 

accordance with an 

accepted standard of 

practice for meeting 

design requirements 

described under 

General Requirement 

(see Fact Sheet No. 

1.5)

Recommendation: 

Follow the V Zone 

requirement.

Recommendation: 

Follow the V Zone 

requirement.

IBC:  1604.1,1604.2, 1604.3

IRC:  R301.1, R301.1.3,R301.2

ASCE:  ASCE 7 Sec. 1.3.1.3.3

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 10

GENERAL 1

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Certification

Breakaway Walls 

[see Fact 

Sheet Nos. 1.5, 

8.1] (also see 

Enclosures 

Below BFE) 

NFIP 60.3(e)(5)

Requirement: 

Walls must be designed 

to break free under 

larger of the following 

allowable stress design 

loads:  (1) design wind 

load, (2) design seismic 

load, or (3) 10 psf, 

acting perpendicular to 

the plane of the wall; 

if loading intended to 

cause collapse exceeds 

20 psf using allowable 

stress design, the 

breakaway wall design 

shall be certified; when 

certification is required, 

a registered engineer 

or architect must certify 

that the walls will 

collapse under a water 

load associated with 

the Base Flood and that 

the elevated portion 

of the building and its 

foundation will not be 

subject to collapse, 

displacement, or lateral 

movement under 

simultaneous wind and 

water loads.

Recommendation: 

Breakaway walls are 

recommended with 

an open foundation 

in lieu of solid walls; if 

breakaway walls are 

used and enclose an 

area, flood openings 

are required (see Fact 

Sheet Nos. 3.1, 3.5).

IBC:  1612.5 (2.3)

IRC:  R322.3.4

ASCE:  ASCE 24 Sec. 4.6.1, 

4.6.2, 2.6.1.1, ASCE 7 Sec. 

5.3.3

Other:  FEMA TB #5, FEMA 

TB #9

Openings in 

Below-BFE Walls 

[see Fact 

Sheet Nos. 3.1, 

3.5] (also see 

Enclosures 

Below BFE) 

NFIP 60.3(c)(5)

Not Applicable Requirement: 

Unless the number and 

size of the openings 

meet regulatory 

requirements, a 

registered engineer or 

architect must certify 

that the openings 

are designed to 

automatically equalize 

hydrostatic forces on 

the walls by allowing 

automatic entry and 

exit of flood waters.

Requirement: 

Unless the number and 

size of the openings 

meet regulatory 

requirements, a 

registered engineer or 

architect must certify 

that the openings 

are designed to 

automatically equalize 

hydrostatic forces on 

the walls by allowing 

automatic entry and 

exit of flood waters.

IBC:  1203.4.12, G1001.4

IRC:  R322.2.2

ASCE:  ASCE 24 Sec. 2.6.1, 

2.6.2.1, 2.6.2.2

Other:  FEMA TB #1

Repairs, Remodeling, and Additions [See Fact Sheet No. 9.1]

Substantial 

Improvements 

and Repairs 

of Substantial 

Damage 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

Must meet current 

NFIP requirements 

concerning new 

construction in V 

Zones except for siting 

landward of mean high 

tide (see Fact Sheet 

Nos. 1.4, 1.5, 2.2, 3.1, 

3.5, 8.1, 8.3).

Recommendation: 

Follow the V Zone 

requirement for building 

elevation and open 

foundations.

Requirement: 

Must meet current 

NFIP requirements 

concerning new 

construction in A Zones 

(see Fact Sheet Nos. 

1.4, 3.1, 3.5, 8.1, 8.3).

Recommendation: 

Elevate bottom of 

lowest horizontal 

structural member to 

or above BFE.

Requirement: 

Must meet current 

NFIP requirements 

concerning new 

construction in A Zones 

(see Fact Sheet Nos. 

1.1, 3.1, 3.5, 8.1, 8.3) 

IBC:  1612.1, 1612.2, 3403.2, 

3404.2, 3405.2, 3405.3, 

3405.4

IRC:  R322.1.6, R322.3.1

ASCE:  ASCE 24 Sec. 4.3, 

ASCE 7 Sec. 1.6

Other:  FEMA P-758

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

6 of 10

G

1

ENERAL

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Repairs, Remodeling, and Additions [See Fact Sheet No. 9.1]

Lateral Additions 

That Constitute 

Substantial 

Improvement 

NFIP 60.3(e)(5)

Requirement: 

Both the addition and 

the existing building 

must meet current 

NFIP requirements 

concerning new 

construction in V Zones 

(see Fact Sheet Nos. 

1.4, 1.5, 2.2, 3.1, 3.5, 

8.1, 8.3).

Recommendation: 

Follow V Zone 

requirement for 

building elevation and 

open foundations for 

the addition and the 

existing building.

Requirement: 

Only additions 

must meet current 

NFIP requirements 

concerning new 

construction in A Zones 

(see Fact Sheet Nos. 

1.4, 1.5, 3.1, 3.5, 8.1, 

8.3), provided the 

existing building is not 

subject to any work 

other than cutting an 

entrance in a common 

wall and connecting 

the existing building 

to the addition; if any 

other work is done to 

the existing building it 

too must meet current 

NFIP requirements for 

new construction in A 

Zones. 

Recommendation: 

Elevate bottom of 

lowest structural 

member of the addition 

to or above BFE (same 

for the existing building 

if it is elevated).

Requirement: 

Only additions 

must meet current 

NFIP requirements 

concerning new 

construction in A Zones 

(see Fact Sheet Nos. 

1.4, 2.2, 3.1, 3.5, 8.1, 

8.3), provided the 

existing building is not 

subject to any work 

other than cutting an 

entrance in a common 

wall and connecting 

the existing building 

to the addition; if any 

other work is done to 

the existing building it 

too must meet current 

NFIP requirements for 

new construction in A 

Zones.

IBC:  3403.2, 3412.2.3, 

3405.3

IRC:  R322.3.1

ASCE:  ASCE 7 Sec. 1.6

Other:  FEMA TB #1, 

FEMA TB #5, FEMA TB #9, 

FEMA 550

Lateral Additions 

That Do Not 

Constitute 

Substantial 

Improvement 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Recommendation: 

Make addition 

compliant with current 

NFIP requirements for 

V Zone construction.

Requirements: 

Post-FIRM existing 

building – the 

addition must meet 

NFIP requirements 

in effect at time the 

building was originally 

constructed. Pre-FIRM 

existing building – 

NFIP requirements 

concerning new 

construction are not 

triggered (see Fact 

Sheet Nos. 1d, 1e, 2b, 

3a, 3e, 8a, 8c) 

Recommendation: 

Follow V Zone 

requirement for 

building elevation and 

open foundations for 

the addition and the 

existing building.

Requirements: 

Post-FIRM existing 

building – the addition 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed (see Fact 

Sheet Nos. 1d, 1e, 2b, 

3a, 3e, 8a, 8c). PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered. 

Recommendation: 

Elevate bottom of 

lowest horizontal 

structural member to 

or above BFE (same 

for existing building 

if it is elevated) (see 

Fact Sheet No. 1d)

Requirements: 

Post-FIRM existing 

building – the addition 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed (see Fact 

Sheet Nos. 1d, 1e, 2b, 

3a, 3e, 8a, 8c). PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered. 

BC:  3403.2, 3412.2.3, 3405.3

IRC:  R322.3.1

ASCE:  ASCE 7 Sec. 1.6

Other:  FEMA TB #1, 

FEMA TB #5, FEMA TB #9, 

FEMA 550

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 7 of 10

GENERAL 1

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Repairs, Remodeling, and Additions [See Fact Sheet No. 9.1]

Vertical Additions 

That Constitute 

Substantial 

Improvement 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

Entire building 

must meet current 

NFIP requirements 

concerning new 

construction in V Zones 

(see Fact Sheet Nos. 

1d, 1e, 2b, 3a, 3e, 8a, 

8c).

Recommendation: 

Follow V Zone 

requirements for 

building elevation and 

open foundations.

Requirement: 

Entire building 

must meet current 

NFIP requirements 

concerning new 

construction in A Zones 

(see Fact Sheet Nos. 

1d, 1e, 2b, 3a, 3e, 8a, 

8c). 

Recommendation: 

Elevate bottom of 

lowest horizontal 

structural member to 

or above BFE (same 

for existing building if it 

is elevated) (see Fact 

Sheet No. 1d).

Requirements: 

Post-FIRM existing 

building – the addition 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed (see Fact 

Sheet Nos. 1d, 1e, 2b, 

3a, 3e, 8a, 8c). PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered.

IBC:  3405.3.1, 3405.4, 

3405.5

IRC:  N/A

ASCE:  N/A

Vertical Additions 

That Do Not 

Constitute 

Substantial 

Improvement 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Recommendation: 

Make the addition 

compliant with current 

NFIP requirements for 

V Zone construction.

Requirements: 

Post-FIRM existing 

building – the addition 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed. PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered (see Fact 

Sheet Nos. 1.4, 1.5, 

2.2, 3.1, 3.5, 8.1, 8.3).

Recommendation: 

Follow the V Zone 

requirement for 

building elevation and 

open foundations for 

the existing building.

Requirements: 

Post-FIRM existing 

building – the addition 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed (see 

Fact Sheet Nos. 1.4, 

1.5, 2.2, 3.1, 3.5, 

8.1, 8.3). Pre-FIRM 

existing building -- 

NFIP requirements 

concerning new 

construction are not 

triggered.

Recommendation: 

Elevate bottom of 

lowest horizontal 

structural member 

at, or above, BFE 

(same for the existing 

building if it is 

elevated) (see Fact 

Sheet No. 1.4).

Requirements: 

Post-FIRM existing 

building – the 

addition must meet 

NFIP requirements 

in effect at the time 

the building was 

originally constructed 

(see Fact Sheet Nos. 

1.4, 1.5, 2.2, 3.1, 3.5, 

8.1, 8.3). Pre-FIRM 

existing building -- 

NFIP requirements 

concerning new 

construction are not 

triggered.

IBC:  3405.3.1, 3405.4, 

3405.5

IRC:  N/A

ASCE:  N/A

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

8 of 10

G

1

ENERAL

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Repairs, Remodeling, and Additions [See Fact Sheet No. 9.1]

Elevating on New 

Foundation 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

New foundation 

must meet current 

NFIP requirements 

concerning new 

construction in V 

Zones; the building 

must be properly 

connected and 

anchored to the new 

foundation.

Note:  Repairing 

a foundation that 

does not constitute 

a substantial 

improvement does 

not require current 

compliance, but 

compliance to the year 

of construction.

Recommendation: 

Follow the V Zone 

requirement for building 

elevation and open 

foundations.

Requirement:  New 

foundation must 

meet current NFIP 

requirements 

concerning new 

construction in A 

Zones; the building 

must be properly 

connected and 

anchored to the new 

foundation.

Recommendation: 

Elevated bottom of 

lowest horizontal 

structural member to or 

above BFE (see Fact 

Sheet No. 1d).

Requirement:  New 

foundation must 

meet current NFIP 

requirements 

concerning new 

construction in A 

Zones; the building 

must be properly 

connected and 

anchored to the new 

foundation.

IBC:  1808.1, 1808.2, 1808.3, 

1808.6, 1808.6.1

IRC:  R401.1, R401.2, R401.3, 

R401.4, R401.4.1

ASCE:  ASCE 24 Sec. 1.5.3, 

1.5.3.1, 1.5.3.2, 1.5.3.3, ASCE 

7 Sec. 1.6

Other:  FEMA 550, FEMA TB 

#1, FEMA TB #5

Enclosures 

Below Buildings–

When Enclosure 

Constitutes 

a Substantial 

Improvement 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

Both the enclosure and 

the existing building 

must meet current 

NFIP requirements 

for new construction 

in V Zones (see Fact 

Sheets Nos. 1.4, 1.5, 

2.2, 3.1, 8.1, 8.3).

Recommendation: 

Follow the V Zone 

requirement for building 

elevation and open 

foundations.

Requirement:  Both 

the enclosure and the 

existing building must 

meet current NFIP 

requirements for new 

construction in A Zones 

(see Fact Sheets Nos. 

1.4, 1.5, 2.2, 3.1, 8.1, 

8.3).

Recommendation: 

Elevated bottom of 

lowest horizontal 

structural member at, 

or above, BFE (see 

Fact Sheet No. 1.4).

Requirement:  Both 

the enclosure and the 

existing building must 

meet current NFIP 

requirements for new 

construction in A Zones 

(see Fact Sheets Nos. 

1.4, 1.5, 2.2, 3.1, 8.1, 

8.3).

IBC:  1612.1, 3404.2

IRC:  R322.1, R322.1.8, 

R322.3.5

ASCE:  ASCE 24 Sec. 4.6, 

ASCE 7 Sec. 1.6

Other:  FEMA TB #5, FEMA 

TB #9

Enclosures 

Below Buildings–

When Enclosure 

Does Not 

Constitutes 

a Substantial 

Improvement 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Recommendation: 

Make the enclosure 

compliant with current 

NFIP requirements 

for new V Zone 

construction.

Requirement:  PostFIRM existing building 

– the enclosure 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed. PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered (see Fact 

Sheet No. 8.1).

Recommendation: 

Construct only 

breakaway enclosures; 

install flood openings 

in the enclosure; do not 

convert the enclosed 

space to habitable use.

Requirement:  PostFIRM existing building 

-- the enclosure 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed. PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered (see Fact 

Sheet Nos. 3.5, 8.1).

Recommendation: 

Install flood openings 

in the enclosure; do not 

convert the enclosed 

space to habitable use.

Requirement:  PostFIRM existing building 

– the enclosure 

must meet NFIP 

requirements in 

effect at the time the 

building was originally 

constructed. PreFIRM existing building 

-- NFIP requirements 

concerning new 

construction are not 

triggered (see Fact 

Sheet Nos. 3.5, 8.1).

IBC:  1612.1, 3404.2

IRC:  N/A

ASCE:  ASCE 24 Sec. 4.6

Other:  FEMA TB #1, 

FEMA TB #5, FEMA TB #9

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 9 of 10

GENERAL 1

12/10
Coastal Construction Requirements and Recommendations

V Zone Coastal A Zone A Zone

Additional Resources

Repairs, Remodeling, and Additions [See Fact Sheet No. 9.1]

Reconstruction 

of Destroyed or 

Razed Building 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

Where the entire 

building is destroyed, 

damaged, or 

purposefully 

demolished or razed, 

the replacement 

building must 

meet current NFIP 

requirements 

concerning new 

construction in V 

Zones, even if it is 

built on the foundation 

from the original 

building (see Fact 

Sheet Nos. 1.4, 1.5, 

9.1).

Recommendation: 

Follow the V Zone 

requirement for 

building elevation and 

open foundations.

Requirement:  Where 

the entire building is 

destroyed, damaged, 

or purposefully 

demolished or razed, 

the replacement 

building must 

meet current NFIP 

requirements 

concerning new 

construction in A 

Zones, even if it is 

built on the foundation 

from the original 

building (see Fact 

Sheet Nos. 1.4, 9.1). 

Requirement: 

Where the entire 

building is destroyed, 

damaged, or 

purposefully 

demolished or razed, 

the replacement 

building must 

meet current NFIP 

requirements 

concerning new 

construction in A 

Zones, even if it is 

built on the foundation 

from the original 

building (see Fact 

Sheet Nos. 1.4, 9.1).

IBC:  1810.1.2, 105.1, K103.1

IRC:  R105.1, AJ501.3, 

AJ501.4, AJ501.5.1, AJ501.5, 

AJ501.5.1, AJ501.5.2, 

AJ501.5.3, AJ501.5.3.1, 

AJ501.5.3.2, AJ501.5.3.3, 

AJ501.5.3.4 AJ501.5.3.5, 

AJ501.6, AJ501.7, AJ501.8, 

AJ501.8.1, AJ501.8.2, 

AJ501.8.3

ASCE:  N/A

Other:  FEMA 550

Moving Existing 

Building 

NFIP 60.3(e)(5) 

and 60.3(c)(5)

Requirement: 

Where the existing 

building is moved to 

new location or site, 

the relocated building 

must meet current 

NFIP requirements 

concerning 

construction in V 

Zones (see Fact 

Sheet Nos. 1.4, 1.5, 

9.1).

Recommendation: 

Follow the V Zone 

requirement for 

building elevation and 

open foundations.

Requirement:  Where 

the existing building 

is moved to new 

location or site, the 

relocated building 

must meet current 

NFIP requirements 

concerning 

construction in A 

Zones (see Fact 

Sheet Nos. 1.4, 9.1).

Recommendation: 

Elevate bottom of 

lowest horizontal 

structural member at, 

or above, BFE (see 

Fact Sheet No. 1.4).

Requirement:  Where 

the existing building 

is moved to new 

location or site, the 

relocated building 

must meet current 

NFIP requirements 

concerning 

construction in A 

Zones (see Fact 

Sheet Nos. 1.4, 9.1). 

IBC:  3410.1

IRC:  AE102.6

ASCE:  ASCE 7 Sec. 1.6

Other:  FEMA 550

Manufactured Housing

General IRC:  R322.1.9, App. AE101

ASCE:  Not Applicable

Other:  FEMA 85

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS

10 of 10

G

1

ENERAL

12/10

Developed in association with the National Association of Home Builders Research Center
What Is a FIRM?

Flood-prone areas are studied by engineers and hydrologists 

that specialize in analysis of streams, rivers, tidal shorelines, 

and their adjacent floodplain or coastal area. These published 

studies, known as the community’s FIS, provide detailed information on the study area that facilitates the creation of flood 

maps. FISs are usually produced for the highest risk streams, 

most rivers, and almost all coastal reaches. 

FEMA has mapped flood hazards for nearly 20,000 communities in the United States, most commonly on FIRMs. Most of 

the nation’s FIRMs were converted during the past five years 

through the Map Modernization Program into a digital product that depicts flood-prone areas for a community. These are 

known as Digital Flood Insurance Rate Maps, or DFIRMs. 

Effective October 1, 2009, FEMA discontinued the distribution 

of paper maps. Paper FIRMs were replaced with DFIRMs. The FIRM for 

your specific site can be viewed online and reproduced by creating a 

printable FIRMette1 that can be downloaded to a personal computer. 

DFIRMs show the delineation of the Special Flood Hazard Areas (SFHAs)

– land areas subject to inundation by a flood that has a 1-percent probability of being equaled or exceeded in any given year (hence, the terms “1-percent-annual-chance flood” and 

“100-year flood”). SFHAs are shaded on the DFIRM and are divided into different flood zones, depending on 

the nature and severity of the flood hazard. DFIRM datasets have been provided to your local community and 

are available for viewing at the local National Flood Insurance Program (NFIP) coordinator’s office. 

Purpose: To explain the purpose of Flood Insurance Rate Maps (FIRMs), Digital Flood Insurance Rate 

Maps (DFIRMs), highlight features that are important to coastal builders, and explain how to obtain 

FIRMs, DFIRMs, and Flood Insurance Studies (FISs).

FIRMs and DFIRMs Are Used By:

n Communities, to regulate new construction* (e.g., foundation type, lowest floor elevation, use of the 

enclosed areas below the lowest floor).

n Designers and Builders, to determine flood hazards and plan new construction per community ordinance and code requirements.

n Lenders, to determine whether flood insurance is required for federally backed mortgages.

n Insurance Agents, to establish flood insurance premiums.

n Land surveyors and engineers, to complete National Flood Insurance Program (NFIP) elevation certificates (see Fact Sheet No. 1.4, Lowest Floor Elevation).

* Note that new construction may include some additions, improvements, repairs, and reconstruction. Consult the community about 

substantial improvement and substantial damage requirements.

1 FIRMettes are user-selected portions of flood maps available through the FEMA Map Service Center.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.3: USING A DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)

1 of 4

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.3

GENERAL 1

12/10

Using a Digital Flood Insurance Rate Map (DFIRM)
Why Are FIRMs and DFIRMs Important?

n FIRMs and DFIRMs show the boundaries of modeled flood hazard areas in a community.

n SFHAs shown on the maps are used to set flood 

insurance rates and premiums.

n The 1-percent-annual-chance flood elevations 

and flood depths shown on FIRMs and DFIRMs 

are the minimum regulatory elevations on which 

community floodplain management ordinances 

and building codes are based.

n The information shown on these maps can affect the design and construction of new buildings and infrastructure, the improvement and 

repair of existing buildings, and additions to 

existing buildings (see Fact Sheet Nos. 1.2, 

Summary of Coastal Construction Requirements 

and Recommendations for Flood Effects, and 8.3, 

Protecting Utilities). 

What Are Flood Zones and Base Flood 

Elevations, and How Do They Affect Coastal 

Buildings?

n BFEs are typically shown on DFIRMs for riverine 

flood zones (Zone A, AE, AO, and AH) and coastal flood zones (Zone V and VE). The BFE is the 

predicted elevation of flood waters and wave effects during the 1-percent-annual-chance flood 

(also known as the base flood). The BFE is referenced to the vertical datum shown on the 

DFIRM. Most have been updated to the 1988 

North American Vertical Datum.

n The minimum lowest floor elevation and the 

foundation type and design for new construction* are determined by the BFE and flood zone, 

as required in the community’s floodplain management ordinance and building code (see Fact 

Sheet Nos. 1.4, Lowest Floor Elevation, and 3.1, 

Foundations in Coastal Areas). This ordinance, 

along with the most current DFIRM and FIS, are 

adopted by resolution to meet NFIP participation 

requirements. Use of these tools supports community planning, zoning, and building inspection 

programs that require specific structure design 

and new construction* in high-hazard coastal 

floodplains. 

Some communities have adopted higher standards 

for coastal construction (e.g., lowest floor elevations 

above the BFE [freeboard], restrictions on foundation 

types, and enclosures in Zone A). Builders should 

consult their local jurisdiction for details.

Flood Hazard Zones in Coastal Areas

(See the sample DFIRM that follows)

Zone V: Areas closest to the shoreline including the Primary Frontal Dune (PFD), subject to 

storm wave action, high-velocity flow, and erosion during 100-year storm events. Elevations 

are not provided. 

Zone VE: Base Flood Elevations (BFEs) are provided on the DFIRM and an additional hazard 

can be present associated with storm waves 

greater than 3 feet and including the PFD. BFEs 

are derived from detailed analyses shown in 

the FIS.

Zone A: Areas subject to flooding during the 

1-percent-annual-chance flood. Flood conditions 

are less severe than in Zone V and MOWAs due 

to lower wave forces. Because detailed analysis has not been performed, BFEs and flood 

depths are not provided.

Zone AE: Depicts BFEs on the DFIRM. Further 

details are provided in the FIS on areas where 

hydrology and hydraulic modeling was performed to determine flood hazard risk.

Area of Moderate Wave Action (MOWA): Area 

landward of Zone V, or landward of an open 

coast without a mapped Zone V. During base 

flood conditions, the potential wave height in 

this area is between 1.5 and 3 feet above the 

1-percent-annual-chance stillwater flood depth. 

While this area is not specifically labeled on 

the DFIRM panel, this is the area between the 

LiMWA and the VE/AE zone boundary. In many 

codes and standards it is referred to as the 

“Coastal A Zone.”

Zone AO: Areas subject to shallow flooding or 

sheet flow during the 1-percent-annual-chance 

flood. If they appear on a coastal DFIRM they 

will most likely be found on the landward slopes 

of shoreline dunes and overtopped structures. 

Flood depths, rather than BFEs, are shown for 

Zone AO.

Zone AH: Areas subject to inundation by 1-percentannual-chance shallow flooding (usually areas 

of ponding) where average depths are between 

1 foot and 3 feet.

Zone X: Areas with a lower probability of 

flooding (<1%); these areas are generally not 

regulated through community floodplain management ordinances and building codes due to 

their lower predicted risk of flooding. 

* Note that new construction may include some additions, improvements, repairs, and reconstruction. Consult the community about 

substantial improvement and substantial damage requirements.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.3: USING A DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)

2 of 4

G

1

ENERAL

12/10
Sample DFIRM

This map is a portion of the DFIRM for the Town of Oyster Bay 

and the City of Glen Cove in Nassau County, New York. Several 

important things to note are highlighted:

The community identification number is 360465 for Glen Cove and 

360483 for Oyster Bay.

The panel number is 19. Note that an Index Map is available showing 

all DFIRM panels for all communities within Nassau County.

The effective date of the DFIRM is September 11, 2009.

The Limit of Moderate 

Wave Action—or LiMWA—is 

shown with a dashed black 

and white line. This is the 

area subject to damaging 

waves between 1.5 – 3 feet 

above the stillwater BFE.

The map scale is shown 

along with shorelines, 

roads, flood zones, and 

BFEs. (The scale and north 

arrow are usually shown in 

the “Key to the Map” along 

the left edge of the DFIRM.)

Zone X has a less than 1-percent chance of flooding; therefore, floodplain ordinance and most flood-related building 

code requirements are not in effect for this area. However, use of the building standards described in these fact sheets 

is recommended due to the area’s proximity to coastal waters and wind.

BFEs across the 

DFIRM section 

shown range from 

11 to 19 feet. The 

datum (not shown 

in this sample) 

is the 1988 North 

American Vertical 

Datum.

Area designated as 

a Coastal Barrier 

Resource System.

1.3: USING A DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 4

GENERAL 1

12/10
Is There Anything Else I Should Know About 

Coastal Flood Hazard Areas and Flood 

Elevations?

n Many DFIRMs are digital conversions of FIRMs 

produced during the past few years without improved analysis of flood hazards. While some corrections were made, the maps may not accurately represent coastal flood hazards. Sections 7.8 

and 7.9 of FEMA’s Coastal Construction Manual

(FEMA-55, 2005) describe how coastal flood hazards are mapped and how to determine whether 

coastal FIRMs reflect present-day flood hazards.

n DFIRMs do not incorporate the effects of longterm shoreline erosion. This information should 

be obtained from other sources.

n Recent post-storm investigations and studies 

have shown flood forces and damage in Areas 

of Moderate Water Action (MOWAs) or Coastal 

A Zones can be very similar to those in Zone V. 

Some communities have adopted DFIRMs that 

show MOWAs as a white line on the DFIRM that 

depicts the LiMWA. Although DFIRMs (and minimum NFIP building standards) do not differentiate between Zone A in coastal areas and Zone 

A in riverine areas, builders should consider using Zone V foundation and elevation standards for 

new construction in the MOWA. These flood zones 

are depicted as white boundaries on DFIRMs 

where communities are encouraging use of Zone 

V standards in MOWAs.

n Many communities and states require that the 

lowest floor elevations are above the BFE, offering an additional level of protection known as 

Freeboard. The term used to describe the higher 

elevation level is Design Flood Elevation (DFE). 

n Many property owners have voluntarily constructed their buildings with the lowest floor several 

feet above the BFE because of the potential for 

flood waters to exceed the BFE and enter the 

building. Flood insurance is not available in areas designated as being in the Coastal Barrier 

Resource System (CBRS). Only structures constructed prior to the designation of the area as 

being in the CBRS are allowed to purchase federal flood insurance. 

Where Can I Get FIRMs, DFIRMs, Flood 

Studies, and Other Information?

Community floodplain administrator. The community’s 

DFIRMs and its local floodplain management regulations, should be on file and available for viewing at 

the office of the community floodplain administrator. 

FEMA’s Map Information eXchange, or FMIX. This 

service center serves as a one-stop shop for a 

variety of information, products, services, and 

tools that support the National Flood Insurance 

Program. To contact a FEMA Map Specialist, please 

call 1-877-FEMAMAP (1-877-336-2627) or email 

FEMAMapSpecialist@riskmapcds.com. DFIRMs and 

FISs can be accessed at www.msc.fema.gov. Index 

sheets and specific FIRM panels can be viewed online at the FEMA Map Service Center website by 

entering either a parcel address or the specific 

DFIRM panel number, if known. A user-selected portion of flood maps (called a FIRMette) such as the 

previous sample can be created, saved, and printed. 

An effective tutorial on interpretation and use of the 

old FIRM product is available at www.FloodSmart.

gov. While not specific to the newer DFIRM platform, 

the tutorial defines basic flood hazard map terminology and will be helpful to those less experienced 

with using flood hazard maps.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.3: USING A DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)

4 of 4

G

1

ENERAL

12/10

Developed in association with the National Association of Home Builders Research Center

Information regarding FIRMs, DFIRMs, FISs, 

and related products can also be obtained from 

FEMA through FMIX at: 

1-877-FEMAMAP (1-877-336-2627)

Or

FEMAMapSpecialist@riskmap.cds.com
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.4: LOWEST FLOOR ELEVATION

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.4

GENERAL 1

12/10

Lowest Floor Elevation

Purpose: To describe the benefits of exceeding the National Flood Insurance Program (NFIP) minimum 

elevation requirements; to identify common construction practices that violate NFIP regulations, which 

result in significantly higher flood insurance premiums; and to discuss the NFIP Elevation Certificate. 

Why Is the Lowest Floor Elevation Important? 

In riverine and other inland areas, experience has shown that if the lowest floors of buildings are not elevated 

above the flood level, these buildings and their contents will be damaged or destroyed. In coastal areas, wave 

action causes even more damage, often destroying enclosed building areas below the flood level (and any 

building areas above the flood level that depend on the lower area for structural support). Once waves rise 

above the lowest structural member in V Zones or Coastal A Zones, the elevated portion of the building is likely 

to be severely damaged or destroyed.

Recommended Lowest Floor Elevations*

Because of the additional hazard associated with wave action in V Zones and in Coastal A Zones, it is recommended that the elevation requirements of ASCE 24 (that exceed the minimum elevation requirements 

of the NFIP) be followed: 

n The bottom of the lowest horizontal structural member of a building in the V Zone is elevated 1 foot 

or more above the Base Flood Elevation (BFE) (i.e., add freeboard). 

n The lowest horizontal structural member of a building in the A Zone in coastal areas is elevated 1 foot 

or more above the BFE (i.e., add freeboard).

* NFIP minimum elevation requirements: A Zones – elevate top of lowest floor to or above BFE; V Zones – elevate bottom of lowest horizontal structural member to or above BFE. In both V Zones and A Zones, many people have decided to elevate a full story to provide 

below-building parking, far exceeding the elevation requirement. See Fact Sheet No. 1.2 for more information about NFIP minimum 

requirements in A Zones and V Zones.

A-Zone Building (Open Foundation)

Freeboard

Bottom of

Lowest Horizontal

Structural Member

Top of Lowest

Floor

V-Zone Building (Open Foundation)

BFE

A Zones in Coastal Areas:

Subject to Breaking Waves and Erosion During the Base Flood 

Lowest Horizontal Structural Member Above BFE (Freeboard)

V Zones:

Bottom of Lowest Horizontal Structural Member 

Above BFE (Freeboard)

Recommended Practice:

BFE
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.4: LOWEST FLOOR ELEVATION

2 of 2

G

1

ENERAL

12/10

What Does FEMA Consider the Lowest Floor?

n The lowest floor means “the lowest floor of the 

lowest enclosed area, except for unfinished or 

flood-resistant enclosures used solely for parking of vehicles, building access, or storage.”

n If the lowest enclosed area is used for anything 

other than vehicle parking, building access, or 

storage, the floor of that area is considered the 

lowest floor. Such prohibited use will violate NFIP 

requirements, resulting in drastically increased 

flood insurance premiums.

n Note that any below-BFE finished areas, including foyers, will violate NFIP requirements, may 

sustain unreimbursable flood damage, and make 

the building subject to increased flood insurance 

premiums. 

n The floor of a basement (where “basement” 

means the floor is below grade on all sides) will 

always be the lowest floor, regardless of how the 

space is used. Basements are prohibited from 

being constructed in V Zones and A Zones unless the basement is elevated to or above the 

flood elevation or a basement exception has 

been granted.

n Walls of enclosed areas below the BFE must 

meet special requirements in coastal areas (see 

Fact Sheet No. 8.1, Enclosures and Breakaway 

Walls; TB 5, Free-of-Obstruction Requirements 

(2008); and TB 9, Design and Construction Guidance for Breakaway Walls Below Elevated Coastal 

Buildings (2008)). However, it should be emphasized that in no instance are basements recommended in Coastal A Zones.

Construction Practices and the Lowest Floor

Constructing the lowest floor at the correct elevation 

is critical. Failure to do so can result in a building 

being built below the BFE. As a result, construction 

work can be stopped, certificates of occupancy can 

be withheld, and correcting the problem can be expensive and time-consuming. Here are some helpful 

tips to consider when constructing the lowest floor:

n After the piles have been installed and the lowest horizontal structural supporting members 

have been installed, have a licensed professional engineer, architect, or surveyor validate the intended elevation of the lowest floor before the 

piles are cut off. This should be noted on the 

Elevation Certificate.

n Alternatively, after the piers or columns have 

been constructed, the intended elevation of the 

lowest floor should be validated during an inspection by the licensed professional and noted 

on the Elevation Certificate prior to installation 

of the lowest horizontal structural supporting 

members.

Do not modify building plans to create habitable 

space below the intended lowest floor. Doing so will 

put the building in violation of floodplain management ordinances and building code requirements. 

Also, this space cannot be converted to living space 

after the certificate of occupancy is awarded. 

FEMA Elevation Certificate

The NFIP requires participating communities to adopt 

a floodplain management ordinance that specifies 

minimum requirements for reducing flood losses. 

Communities are required to obtain and maintain 

a record of the lowest floor elevations for all new 

and substantially improved buildings. The Elevation 

Certificate (see the following pages) allows the community to comply with this requirement and provides 

insurers the necessary information to determine 

flood insurance premiums.

A licensed surveyor, engineer, or architect must complete, seal, and submit the Elevation Certificate to 

the community code official. Not placing the lowest 

supporting horizontal members and the first floor 

of a building at the proper elevation in a coastal 

area can be extremely costly and difficult to correct. 

Following the carpenter’s adage to measure twice, 

but cut once, the elevation of the building must be 

checked at several key stages of construction. Note 

that multiple Elevation Certificates may need to be 

submitted for the same building: a certificate may 

be required when the lowest floor level is set (and before additional vertical construction is carried out); a 

final certificate must be submitted upon completion 

of all construction prior to issuance of the certificate of occupancy. 

The Elevation Certificate requires that the following 

information be certified and signed by the licensed 

professional (surveyor/engineer/architect) and 

signed by the building owner:

n Name and address of property owner.

n NFIP flood zone and elevation from a Digital 

Flood Insurance Rate Map (DFIRM) and/or Flood 

Insurance Study (FIS).

n GPS coordinates.

n Adjacent grade elevation.

n Lowest horizontal structural supporting member 

elevation.

n Elevation of certain floors in the building.

n Lowest elevation of utility equipment/machinery.

The Elevation Certificate provided in this fact sheet 

expires March 31, 2012. Updated versions can be 

found at http://www.fema.gov/business/nfip/forms.

shtm. The Elevation Certificate and instructions are 

available on FEMA’s website: http://www.fema.gov/

pdf/nfip/elvcert.pdf.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.5: V ZONE DESIGN AND CONSTRUCTION CERTIFICATION

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.5

GENERAL 1

12/10

V Zone Design and Construction Certification

Purpose: To explain the certification requirements 

for structural design and methods of construction 

in V Zones.

Structural Design and Methods of 

Construction Certification

As part of the agreement for making flood insurance 

available in a community, the National Flood Insurance 

Program (NFIP) requires the community to adopt a 

floodplain management ordinance that specifies minimum design and construction requirements. Those 

requirements include a certification of the structural 

design and the proposed methods of construction 

(a similar documentation requirement appears in the 

2009 IRC, Section R322.3.6). It is recommended that 

the design professional use ASCE 24 and ASCE 7 as 

appropriate engineering standards.

Specifically, NFIP regulations and local floodplain 

management ordinances require that:

1. A registered professional engineer or architect 

shall develop or review the structural design, 

specifications, and plans for the construction.

2. A registered professional engineer or architect 

shall certify that the design and methods of 

construction to be used are in accordance with 

accepted standards of practice in meeting these 

criteria:

n The bottom of the lowest horizontal structural member of the lowest floor (excluding the pilings or columns) is elevated to, or above, the 

Base Flood Elevation (BFE). 

n The pile or column foundation and structure attached thereto is anchored to resist flotation, collapse, and lateral movement due to the effects 

of wind and water loads acting simultaneously 

on all building components. ASCE 7-10, Minimum 

Design Loads for Buildings and Other Structures,

provides guidelines on different load combinations, which include flood and wind loads.

Completing the V Zone Design Certificate

There is no single V Zone certificate used on a nationwide basis. Instead, local communities and/or 

states have developed their own certification procedures and documents. Registered engineers and 

architects involved in V Zone construction projects 

should check with the authority having jurisdiction 

regarding the exact nature and timing of required 

certifications.

Page 2 shows a sample certification form. It is intended to show one way that a jurisdiction may require 

that the certification and supporting information be 

provided. In this example, the certification statement 

can address both design and proposed methods of 

construction and breakaway wall design.

Other Certifications Required in V Zone

n Breakaway Wall Design, by a registered professional engineer or architect (see Fact Sheet 

No. 8.1, Enclosures and Breakaway Walls) 

n “As Built” Lowest Floor Elevation, by a surveyor, engineer, or architect (see Fact Sheet 

No. 1.4, Lowest Floor Elevation)

The V Zone Design certification should take into consideration the NFIP Free-of-Obstruction requirement for V Zones: the space below the lowest floor must be free of obstructions (e.g., building element, 

equipment, or other fixed objects that can transfer flood loads to the foundation, or that can cause floodwaters or waves to be deflected into the building), or must be constructed with non-supporting breakaway 

walls, open lattice, or insect screening. (See NFIP Technical Bulletin 5 and Fact Sheet No. 8.1, Enclosures 

and Breakaway Walls.)

Required Certifications in V Zones

Designed and 

constructed to

resist floatation, 

collapse, and 

lateral 

movement

Lowest floor 

elevation

Breakaway wall
2 of 2 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G

1

ENERAL

12/10

1.5: V ZONE DESIGN AND CONSTRUCTION CERTIFICATION

Note: The V Zone design certificate is not a substitute for the NFIP Elevation Certificate (see Fact Sheet No. 

1.4, Lowest Floor Elevation), which is required to certify as-built elevations needed for flood insurance rating.

V ZONE DESIGN CERTIFICATE

Name ____________________________________________ Policy Number (Insurance Co. Use) ________________________

Building Address or Other Description _____________________________________________________________________

Permit No. __________________________ City _________________________ State _________ Zip Code _____________ 

SECTION I: Flood Insurance Rate Map (FIRM) Information

Community No. ___________________ Panel No. ____________ Suffix _____ FIRM Date ______ FIRM Zone(s) ___________

SECTION II: Elevation Information Used for Design 

[NOTE: This section documents the elevations/depths used or specified in the design – it does not document surveyed elevations 

and is not equivalent to the as-built elevations required to be submitted during or after construction.] 

1. FIRM Base Flood Elevation (BFE)......................................................................................................................._____ feet*

2. Community’s Design Flood Elevation (DFE) ......................................................................................................._____ feet*

3. Elevation of the Bottom of Lowest Horizontal Structural Member ......................................................................._____ feet*

4. Elevation of Lowest Adjacent Grade...................................................................................................................._____ feet*

5. Depth of Anticipated Scour/Erosion used for Foundation Design........................................................................_____ feet*

6. Embedment Depth of Pilings or Foundation Below Lowest Adjacent Grade......................................................._____ feet*

 * Indicate elevation datum used in 1-4: ❑ NGVD29 ❑ NAVD88 ❑ Other _______________________________

SECTION III: V Zone Design Certification Statement 

I certify that: (1) I have developed or reviewed the structural design, plans, and specifications for construction of the abovereferenced building and (2) that the design and methods of construction specified to be used are in accordance with accepted 

standards of practice** for meeting the following provisions: 

•	 The bottom of the lowest horizontal structural member of the lowest floor (excluding piles and columns) is elevated to or 

above the BFE. 

•	 The pile and column foundation and structure attached thereto is anchored to resist flotation, collapse, and lateral movement due to the effects of the wind and water loads acting simultaneously on all building components. Water loading values 

used are those associated with the base flood***. Wind loading values used are those required by the applicable State or 

local building code. The potential for scour and erosion at the foundation has been anticipated for conditions associated 

with the base flood, including wave action. 

SECTION IV: Breakaway Wall Design Certification Statement 

NOTE. This section must be certified by a registered engineer or architect when breakaway walls are designed to have a resistance of 

more than 20 psf (0.96 kN/m2) determined using allowable stress design] 

I certify that: (1) I have developed or reviewed the structural design, plans, and specifications for construction of breakaway 

walls to be constructed under the above-referenced building and (2) that the design and methods of construction specified to 

be used are in accordance with accepted standards of practice** for meeting the following provisions: 

•	 Breakaway wall collapse shall result from a water load less than that which would occur during the base flood***. 

•	 The elevated portion of the building and supporting foundation system shall not be subject to collapse, displacement, or 

other structural damage due to the effects of wind and water loads acting simultaneously on all building components (see 

Section III). 

SECTION V: Certification and Seal

This certification is to be signed and sealed by a registered professional engineer or architect authorized by law to certify 

structural designs. I certify the V Zone Design Certification Statement (Section III) and _____ the Breakaway Wall Design 

Certification Statement (Section IV, check if applicable).

Certifier’s Name_________________________ License Number ____________________

Title __________________________________ Company Name ____________________

Address _________________________________________________________________

City __________________________________State _____Zip Code ________________

Signature ________________________ Date ___________ Telephone _______________

SAMPLE

Place Seal Here
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

1 of 8

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.6

GENERAL 1

12/10

Designing for Flood Levels Above the BFE

Key Issues 

n BFEs are established at a flood level, including wave effects, that has a 1-percent chance 

of being equaled or exceeded in any given year, 

also known as the 100-year flood or base flood. 

Floods more severe and less frequent than the 

1-percent flood can occur in any year. 

n Flood levels during some recent storms have exceeded BFEs depicted on the Flood Insurance 

Rate Maps (FIRMs), sometimes by several feet. 

In many communities, flooding extended inland, 

well beyond the 100-year floodplain (Special 

Flood Hazard Area [SFHA]) shown on the FIRM 

(see Figure 1). 

n Flood damage increases rapidly once the elevation of the flood extends above the lowest 

floor of a building, especially in areas subject to 

coastal waves. In V Zones, a coastal flood with 

a wave crest 3 to 4 feet above the bottom of 

the floor beam (approximately 1 to 2 feet above 

the walking surface of the floor) will be sufficient 

to substantially damage or destroy most lightframe residential and commercial construction 

(see Figure 2). 

n There are design and construction practices that 

can eliminate or minimize damage to buildings 

when flood levels exceed the BFE. The most 

common approach is to add freeboard to the 

design (i.e., to elevate the building higher than 

required by the FIRM). This practice is outlined 

in American Society of Civil Engineers (ASCE) 24-

05, Flood Resistant Design and Construction. 

n There are other benefits of designing for flood 

levels above the BFE: reduced building damage 

and maintenance, longer building life, reduced 

flood insurance premiums, reduced period of 

time in which the building occupants may need 

to be displaced in the event of a flood disaster (and need for temporary shelter and assistance), reduced job loss, and increased retention of tax base. 

n The cost of adding freeboard at the time of home 

construction is modest, and reduced flood insurance premiums will usually recover the freeboard 

cost in a few years’ time. 

Purpose: To recommend design and construction practices that reduce the likelihood of flood damage 

in the event that flood levels exceed the Base Flood Elevation (BFE). 

Figure 1. Bridge City, Texas, homes were flooded during Hurricane Ike, even though they were constructed 

outside the SFHA and in Zone B. The flood level was 

approximately 4' above the closest BFE. 

Figure 2. Bolivar Peninsula, Texas, V Zone house 

constructed with the lowest floor (bottom of floor 

beam) at the BFE (dashed line). The estimated wave 

crest level during Hurricane Ike (solid line) was 3' to 4' 

above the BFE at this location. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

2 of 8

G

1

ENERAL

12/10

How High Above the BFE Should a Building 

be Elevated? 

Ultimately, the building elevation will depend on several factors, all of which must be considered before 

a final determination is made:

n The accuracy of the BFE shown on the FIRM:

If the BFE is suspect, it is probably best to elevate 3 or more feet above the BFE; if the BFE is 

deemed accurate, it may only be necessary to elevate a couple of feet above the BFE. 

n If historical high water levels are above the 

BFE, the historical high water levels should be 

considered in building elevation decisions.

n Availability of preliminary Digital Flood Insurance Rate Maps (DFIRMs): As new Flood Insurance Studies (FISs) are completed, preliminary 

DFIRMs will be produced and available for use, 

even before they are officially adopted by those 

communities. 

n Future conditions: Since the FIRM reflects conditions at the time of the FIS, some owners or 

jurisdictions may wish to consider future conditions (such as sea level rise, subsidence, wetland loss, shoreline erosion, increased storm 

frequency/intensity, and levee settlement/failure) when they decide how high to elevate. 

n State or local requirements: The state or local 

jurisdiction may require a minimum freeboard 

through its floodplain management requirements 

or building code. 

n Building code requirements: The International 

Building Code (IBC) requires buildings be designed and constructed in accordance with ASCE 

24. ASCE 24 requires between 0 and 2 feet of 

freeboard, depending on the building importance and the edition of ASCE 24 referenced.1

The 2009 International Residential Code (IRC) 

requires 1 foot of freeboard in V Zones and in 

Coastal A Zones.

n Building owner tolerance for damage, displacement, and downtime: Some building owners may 

wish to avoid building damage and disruption, 

and may choose to elevate far above the BFE. 

In V Zones and A Zones, FEMA 499 recommends 

considering elevation of residential structures to the 

500-year flood elevation, or to the requirements of 

ASCE 24-05, whichever is higher. 

Flood Insurance Rate Maps and Flood Risk 

Hurricanes Ivan (2004), Katrina (2005), Rita (2005), 

and Ike (2008) have demonstrated that constructing 

a building to the minimum National Flood Insurance 

Program (NFIP) requirements—or constructing a 

building outside the SFHA shown on the FIRMs—is 

no guarantee that the building will not be damaged 

by flooding. 

This is due to two factors: 1) flooding more severe 

than the base flood occurs, and 2) some FIRMs, particularly older FIRMs, may no longer depict the true 

base flood level and SFHA boundary. 

Even if the FIRM predicted flood levels perfectly, buildings constructed to the elevations shown 

on the FIRM will offer protection only against the 

1-percent-annual-chance flood level (BFE). Some 

coastal storms will result in flood levels that exceed 

the BFE, and buildings constructed to the minimum 

elevation could sustain flood damage. The black line 

in Figure 3 shows the probability that the level of the 

flood will exceed the 100-year flood level during time 

periods between 1 year and 100 years; there is an 

18 percent chance that the 100-year flood level will 

be exceeded in 20 years, a 39 percent chance it will 

be exceeded in 50 years, and a 51 percent chance 

it will be exceeded in 70 years. As the time period 

increases, the likelihood that the 100-year flood will 

be exceeded also increases.

Figure 3 also shows the probabilities that floods of 

other severities will be exceeded. For example, taking a 30-year time period where there is a 26 percent 

chance that the 100-year flood level will be exceeded 

and a 6 percent chance that a flood more severe 

than the 500-year flood will occur.

1 The 1998 edition of ASCE 24 is referenced by the 2003 edition of the 

IBC, and requires between 0 and 1 foot of freeboard. The 2005 edition 

of ASCE 24 is referenced by the 2006 and 2009 editions of the IBC, 

and require between 0 and 2 feet of freeboard.

If the 500-year stillwater elevation (feet North 

American Vertical Datum of 1988 [NAVD] or 

feet National Geodetic Vertical Datum of 1929 

[NGVD]) is not available, a rule of thumb can be 

used to approximate it as 1.25 times the 100-

year stillwater elevation (feet NAVD or feet NGVD). 

The 500-year wave crest elevation can be approximated as 1.25 times the BFE.

Elevation Recommendation 

FEMA 499 recommends new and reconstructed 

residential buildings be elevated above the effective BFEs with freeboard equal to that specified 

in ASCE 24-05, plus 3 feet. When new DFIRMs 

are available and adopted, 499 additionally recommends new and reconstructed residential 

buildings be elevated to or above the freeboard 

elevation specified by ASCE 24-05. 
1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 8

GENERAL 1

12/10

FIRMs depict the limits of flooding, flood 

elevations, and flood zones during the 

base flood. As seen in Figure 3, buildings 

elevated only to the BFEs shown on the 

FIRMs have a significant chance of being 

flooded over a period of decades. Users 

should also be aware that the flood limits, flood elevations, and flood zones 

shown on the FIRM reflect ground elevations, development, and flood conditions 

at the time of the FIS.2

Consequences of Flood Levels 

Exceeding the BFE

Buildings are designed to resist most 

environmental hazards (e.g., wind, 

seismic, snow, etc.), but are generally 

designed to avoid flooding by elevating the building above the anticipated 

flood elevation. The difference in design 

approach is a result of the sudden onset of damage when a flood exceeds 

the lowest floor elevation of a building. Unlike wind—where exposure to a 

wind speed slightly above the design 

speed does not generally lead to severe building damage—occurrence of a 

flood level even a few inches above the 

lowest floor elevation generally leads to 

significant flood damage. Therefore, the 

recommendation is to add freeboard. 

This is especially true in cases where waves accompany coastal flooding. Figure 4 illustrates the expected 

flood damage (expressed as a percent of a building’s pre-damage market value) versus flood depth above the 

bottom of the lowest horizontal structural member supporting the lowest floor (e.g., bottom of the floor beam), 

for a building in a V Zone and for a building in a riverine A Zone.3

Figure 3. Probability that a flood will exceed the n-year flood level 

over a given period of time. 

(Note: this analysis assumes no shoreline erosion, and no increase in sea level 

or storm frequency/severity over time.)

FIRMs do not account for the 

following:

n Shoreline erosion, wetland loss, 

subsidence, and relative sea 

level rise

n Upland development or 

topographic changes

n Degradation or settlement of 

levees and floodwalls

n Changes in storm climatology 

(frequency and severity)

n The effects of multiple storm 

events

Thus, what was once an accurate depiction of the 100-year floodplain and 

flood elevations may no longer be so.

2 Sections 7.8.1.3 and 7.9 of FEMA’s Coastal Construction Manual (FEMA 55, 2000 edition) provide guidance on evaluating a FIRM to determine 

whether it still provides an accurate depiction of base flood conditions, or whether it is obsolete.

3 Since the normal floor reference for A Zone buildings is the top of the lowest floor, the A Zone curve was shifted for comparison with the V Zone curve.

Depth in Feet Relative to

Bottom of Lowest Horizontal Structural Member*

* Assumes distance between top of floor and bottom of lowest

 horizontal structural member = 2' for A Zone buildings.

Figure 4. Flood depth versus building damage curves for V Zones and 

riverine A Zones.

(SOURCE: FEMA 55, COASTAL CONSTRUCTION MANUAL).
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

4 of 8

G

1

ENERAL

12/10

One striking difference between the two curves is that a flood depth in the V Zone (wave crest elevation) 3 to 

4 feet above the bottom of the floor beam (or approximately 1 to 2 feet above the top of the floor) is sufficient 

to cause substantial (>50 percent) damage to a building. In contrast, A Zone riverine flooding (without waves 

and high velocity) can submerge a structure without causing substantial damage. This difference in building 

damage is a direct result of the energy contained in coastal waves striking buildings—this type of damage was 

identified in Texas and Louisiana following Hurricane Ike (see Figure 5).

In cases where buildings are situated behind levees, a levee failure can result in rapid flooding of the area. 

Buildings near a levee breach may be exposed to high velocity flows, and damages to those buildings will likely 

be characterized by the V Zone damage curve in Figure 4. Damages to buildings farther away from the breach 

will be a result of inundation by floodwaters, and will likely resemble the A Zone curve in Figure 4.

Figure 5. Hurricane Ike damage to buildings. The upper left and upper right photos are of buildings that were close to 

the Gulf of Mexico shoreline and subjected to storm surge and large waves above the lowest floor. The lower left photo 

is of a building close to Galveston Bay shoreline and subjected to storm surge and small waves. The lower right photo 

is of a Cameron Parish, Louisiana, school that was approximately 1.3 miles from the Gulf shoreline, but subjected to 

storm surge and small waves.

General Recommendations 

The goal of this fact sheet is to provide methods to 

minimize damage to buildings in the event that coastal flood levels rise above the BFE. Achieving this goal 

will require implementation of one or more of the following general recommendations: 

n In all areas where flooding is a concern, inside 

and outside the SFHA, elevate the lowest floor 

so that the bottom of the lowest horizontal structural member is at or above the Design Flood 

Elevation (DFE). Do not place the top of the lowest floor at the DFE, since this guarantees flood 

damage to wood floor systems, floor coverings, 

and lower walls during the design flood, and may 

lead to mold growth and contamination damage 

(see Figure 6). 

n In V Zones and A Zones, use a DFE that results 

in freeboard (elevate the lowest floor above the 

BFE) (see Figure 7). 

n In V Zones and A Zones, calculate design loads 

and conditions (hydrostatic loads, hydrodynamic 

loads, wave loads, floating debris loads, and erosion and scour) under the assumption that the 

flood level will exceed the BFE. 
1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 8

GENERAL 1

12/10

n In an A Zone subject to moderate waves (1.5 

to 3.0 feet high) and/or erosion (i.e., Coastal A 

Zone), use a pile or column foundation (see Figure 7).

n Outside the SFHA (in Zone B, Zone C, and Zone 

X), adopt flood-resistant design and construction 

practices if historical evidence or a review of the 

available flood data shows the building could be 

damaged by a flood more severe than the base 

flood (see Figure 8).

n Design and construct buildings in accordance 

with the latest model building code (e.g., IRC 

or IBC), ASCE 7-10, Minimum Design Loads for 

Buildings and Other Structures and ASCE 24-05, 

Standard for Flood Resistant Design and Construction as applicable. 

n Use the pre-engineered foundations, as applicable, which are shown in FEMA 550, Recommended Residential Construction for the Gulf Coast: 

Building on Strong and Safe Foundations.

n Use strong connections between the foundation 

and the elevated building to prevent the building 

from floating or washing off the foundation, in 

the event that flood levels do rise above the lowest floor.

n Where additional freeboard is prohibited or not 

provided use flood damage-resistant building 

materials and methods above the lowest floor. 

For example, consider using drainable, dryable 

interior wall assemblies (see Figure 9). This allows interior walls to be opened up and dried 

after a flood above the lowest floor, minimizing 

damage to the structure. 

n New and replacement manufactured homes 

should be installed in accordance with the provisions of the 2009 edition of the National Fire 

Protection Association (NFPA) 225, Model Manufactured Home Installation Standard. The standard provides flood, wind, and seismic-resistant 

installation procedures. It also calls for elevating manufactured homes in A Zones with the 

bottom of the main chassis frame beam at or 

above the BFE, not with the top of the floor at the 

BFE. FEMA P-85, Protecting Manufactured Homes 

from Floods and Other Hazards provides additional guidance on proper manufactured home siting 

and installation.

Figure 7. Recommended construction in Coastal A 

Zone and V Zone.

Figure 6. Mold and biological/chemical contamination 

are also concerns when flood levels rise above the 

lowest floor. Contamination may result in the building being irreparable or, at least, make the cleanup, 

restoration, and repairs more expensive and timeconsuming.

Historical Wave

Crest Elevation

Historical Stillwater

Flood Depth

Historical Stillwater Elevation

(Above 100-year Stillwater)

Figure 8. Recommended construction in Zone B, Zone 

C, and Zone X.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

6 of 8

G

1

ENERAL

12/10

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).

Membrane or Trowel-on

Vapor Barrier (Class 1)

Fiber-cement

Siding

1x4 Furing Exterior Rigid 

Insulation

Non-paper-faced

Gypsum Sheathing

Non-paper-faced

Gypsum Wallboard

Latex Paint

Uninsulated Steel or Pressure-treated

Wood-framed Wall

Brick Veneer

Drained Cavity Exterior Rigid 

Insulation

Non-paper-faced

Gypsum Sheathing

Non-paper-faced

Gypsum Wallboard

Uninsulated Steel or Pressure-treated

Wood-framed Wall

Membrane or Trowel-on

Vapor Barrier (Class 1)

Latex Paint

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 7 of 8

GENERAL 1

12/10

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).

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 

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.

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. 

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* 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

1.6: DESIGNING FOR FLOOD LEVELS ABOVE THE BFE

8 of 8

G

1

ENERAL

12/10

Developed in association with the National Association of Home Builders Research Center

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)
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.

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.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.7: COASTAL BUILDING MATERIALS

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.7

GENERAL 1

12/10

Coastal Building Materials

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.”)

Select building materials that can endure periodic flooding.
The following are examples of flood-resistant 

materials:

n Lumber: Preservative-treated or naturally durable wood as defined in the International Building 

Code. Naturally durable wood includes the heartwood of redwood, cedar, black locust, and black 

walnut. 

n Concrete: A sound, durable mix, and when exposed to saltwater or salt spray, made with a sulfate-resisting cement, with a 28-day compressive 

strength of 5,000 psi minimum and a water-cement ratio not higher than 0.40—such mixes are 

usually nominally more expensive and rarely add 

significant cost to the project (consult ACI 318-

02, Building Code Requirements for Structural 

Concrete and Commentary by the American 

Concrete Institute). Reinforcing steel used in 

concrete or masonry construction in coastal areas should not be left exposed to moisture and 

should not be stored on bare ground. The reinforcing steel should be free from rust and clearances should be maintained as shown on the design drawings.

n Masonry: Reinforced and fully grouted. If left unfilled, then masonry block cells can create a reservoir that can hold water and can make the masonry difficult to clean following a flood.

n Structural Steel: Coated to resist corrosion.

n Insulation: Plastics, synthetics, and closed-cell 

foam, or other types approved by the local building official.

The following are examples of materials that are unacceptable below the BFE:

n Normal, water-soluble adhesives specified for 

above-grade use or adhesives that are not resistant to alkali or acid in water, including groundwater seepage and vapor.

n Materials that contain paper-based materials,

wood-based materials, or other organic materials that dissolve or deteriorate, lose structural 

integrity, or are adversely affected by water.

n Sheet-type floor coverings (e.g., linoleum, vinyl) 

or wall coverings (e.g., wallpaper) that restrict 

drying of the materials they cover.

n Materials that become dimensionally unstable 

when subject to wetting and drying.

n Materials that absorb water excessively or maintain a high moisture content after submergence.

n Wiring, outlets, and electrical components not 

designed to be flood resistant. It is important to 

locate any materials like these above the expected floodwater elevation. When this is not possible, it is important to allow for the isolation of 

these components.

Flood insurance will not pay a claim for damages to 

finish materials located in basements or in enclosed 

areas below the lowest floor of elevated buildings, 

even if such materials are considered to be flood 

damage-resistant. NFIP claims for damages below 

the BFE are limited to utilities and equipment, such 

as furnaces and water heaters.

This table lists examples of flood-resistant materials used in coastal homes.

Location of Material Use Name of Material

Piles and Posts Preservative-treated round, tapered wood piles; square-cross section piles; or wood 

posts.

Piers Reinforced concrete or concrete masonry units (CMU) (see the section “FloodResistant Materials” and Fact Sheet No. 3.4, Reinforced Masonry Pier Construction).

Foundation Walls Reinforced concrete or CMU, or wood that is preservative-treated for foundation or 

marine use (see Fact Sheet No. 3.5, Foundation Walls).

Beams

Solid sawn timbers and glue-laminated timber products, either naturally durable wood 

or preservative-treated for above ground exposure; built-up members preservativetreated for ground contact.

Decking Preservative-treated or naturally durable wood

Framing Sawn lumber or manufactured lumber that is preservative-treated or naturally durable 

wood if in close proximity to the ground.

Exterior Sheathing Plywood that is marine grade or preservative-treated, alkaline copper quaternary 

(ACQ) or copper azole (C-A)

Subflooring

Plywood that is marine grade or preservative treated, alkaline copper quaternary 

(ACQ) or copper azole (C-A). (Although providing additional freeboard is 

recommended, as a redundant hazard mitigation measure, a flood-resistant material 

can also be considered for the subflooring).

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.7: COASTAL BUILDING MATERIALS

2 of 6

G

1

ENERAL

12/10
Location of Material Use Name of Material

Siding Vinyl siding, fiber cement siding, or heartwood of naturally durable species (see Fact 

Sheet No. 5.3, Siding Installation in High-Wind Regions).

Flooring

Latex or bituminous cement formed-in-place, clay, concrete tile, pre-cast concrete, 

epoxy formed-in-place, mastic flooring, polyurethane formed-in-place, rubber sheets, 

rubber tiles with chemical-set adhesives, silicone floor formed-in-place, terrazzo, 

vinyl sheet-goods, vinyl tile with chemical-set adhesives, preservative-treated lumber 

or lumber from naturally durable wood. (Some tile types attached with ordinary 

mastic or thin set mortar may not be flood resistant and should be avoided. Verify 

with a manufacturer that a flooring material is flood-resistant.)

Walls and Ceilings

Cement board, brick, metal, cast stone in waterproof mortar, slate, porcelain, glass, 

glass block, clay tile, concrete, CMU, preservative-treated wood, naturally durable 

wood, marine grade plywood, or preservative-treated plywood.

Doors

Metal doors, either hollow, wood core, and foam-filled core should be evaluated 

after exposure to salt water flooding. Fiberglass, wood core doors may be another 

alternative to consider.

Insulation Sprayed polyurethane foam (SPUF) or closed-cell plastic foams 

Trim Preservative-treated or naturally durable wood or artificial stone, steel, or rubber

Although the materials listed are considered floodresistant materials, some sidings and wall coverings 

may need to be removed from framing members following a flooding event in order to allow the system 

to properly dry. For more information on repair techniques after a flood, see FEMA 234, Repairing Your 

Flooded Home (08/92).

Many jurisdictions will provide a list of approved floodresistant materials that can be used in their local 

coastal environments. Check these lists and include 

all proposed construction and materials in approved 

plans.

Wind-Resistant Materials

Homes in many coastal areas are often exposed to 

winds in excess of 90 mph (3-second peak gust). 

Choose building materials (e.g., roof shingles, siding, 

windows, doors, fasteners, and framing members) 

that are designed for use in high-wind areas.

Examples:

n Roof coverings rated for high winds (see Roofing 

Category, Fact Sheet Nos. 7.1–7.6)

n Double-hemmed vinyl siding (see Fact Sheet No. 

5.3, Siding Installation in High-Wind Regions)

n Deformed-shank nails for sheathing attachments (see Fact Sheet No. 7.1, Roof Sheathing 

Installation)

n Wind-borne debris resistant glazing (see Fact 

Sheet No. 6.2, Protection of Openings – Shutters 

and Glazing)

n Reinforced garage doors

n Tie-down connectors used throughout structure (from roof framing to foundation — see 

Fact Sheet Nos. 4.1, Load Paths and 4.3, Use of 

Connectors and Brackets)

n Wider framing members (2x6 instead of 2x4)

As hurricanes in recent years have proven, even wellselected materials can fail if not installed properly. 

Proper installation requires attention to detail, following the manufacturer’s recommended installation 

procedures, and proper maintenance. When selecting a material or building component it is important 

to consider the level of difficulty required to properly 

install the material. Improper installation of materials may expose the building’s systems to wind loads 

that the systems were not designed to resist. Also, 

it is important to verify that any special requirements 

were followed and that specialized tools or adhesives 

were used. Even a building component that exceeds 

the design requirements can fail if it is installed 

incorrectly.

Corrosion and Decay Resistance

Buildings in coastal environments are prone to damage from corrosion, moisture-related decay, and 

termite damage to building materials. Metal corrosion is most pronounced on coastal homes (within 

3,000 feet of the ocean), but moisture-related decay 

and termite damage are prevalent throughout coastal 

areas.

1.7: COASTAL BUILDING MATERIALS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 6

GENERAL 1

12/10
Corrosion-Resistant Metals

Preservative-treated wood used in a coastal environment often contains chemical preservatives such 

as Alkaline Copper Quat (ACQ), Copper Azole (CA-C), 

Dispersed or Micronized Copper (mCA-C), or Copper 

Naphthenate (CuN-W). The connectors and fasteners used in conjunction with these pressure-treated 

wood products should be properly selected and it 

should be verified that the connectors are compatible with the wood preservative. According to the 

2009 International Residential Code (IRC) R317.3.1 

and International Building Code (IBC) 2304.9.5.1 the 

fasteners should be compatible with the wood preservative per the manufacturer’s recommendations. 

The fasteners shall be hot-dip zinc-coated galvanized 

steel, stainless steel, silicon bronze, or copper. If the 

manufacturer’s recommendations are not available, 

then corrosion protection in accordance with ASTM 

A 653 type G185 for zinc-coated galvanized steel or 

equivalent is required. Exceptions to this rule may be 

noted in the building code.

Recommendations

n Use hot-dip galvanized steel or stainless steel

hardware. Stainless steel hardware is acceptable in virtually all locations, but hot-dip galvanized hardware may not be appropriate in every 

location. Reinforcing steel should be protected 

from corrosion by sound materials (e.g., masonry, mortar, grout, concrete) and good workmanship (see Fact Sheet No. 4.2, Masonry Details). 

Use galvanized or epoxy-coated reinforcing 

steel in areas where the potential for corrosion is high (see Fact Sheet No. 3.4, Reinforced 

Masonry Pier Construction).

n It is important to verify that the connector plate 

and the fastener are the same type of metal. Avoid joining dissimilar metals, especially those with high galvanic potential (e.g., copper and steel) because they are more prone to 

corrosion.

The term corrosion-resistant is widely used but, 

by itself, is of little help to those specifying or 

evaluating materials for use in a coastal home. 

Every material resists corrosion to some extent, 

or conversely, every material corrodes.

The real issue is how long will a given material 

serve its intended purpose at a given home? The 

answer depends on the following:

n The material.

n Where it is used in the home.

n Whether installation techniques (e.g., drilling, cutting, bending) will compromise its 

resistance.

n Its degree of exposure to salt air, moisture, 

and corrosive agents.

n Whether maintenance required of the homeowner is performed.

The bottom line: Do not blindly specify or accept 

a product just because it is labeled corrosionresistant. Evaluate the nature of the material, its 

coating type and thickness (if applicable), and 

its performance in similar environments before 

determining whether it is suitable for a particular 

application.

For guidance on the selection of metal hardware 

for use in coastal environments, consult an engineer with experience in corrosion protection. 

For more information about corrosion in coastal environments, see FEMA Technical Bulletin 

8-96, Corrosion Protection for Metal Connectors 

in Coastal Areas (see the “Additional Resources” 

section).

Metals corrode at a much faster rate near the ocean. 

Always use well-protected hardware, such as this connector with thick galvanizing. (For information about 

pile-to-beam connections, see Fact Sheet No. 3.3, 

Wood Pile-to-Beam Connections.)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.7: COASTAL BUILDING MATERIALS

4 of 6

G

1

ENERAL

12/10
n Metal-plate-connected trusses should not be 

exposed to the weather. Truss joints near vent 

openings are more susceptible to corrosion 

and may require increased corrosion protection. 

Verify the connectors used near any roof vent 

openings are stainless steel or a minimum of 

ASTM A 653 type G185 zinc-coated galvanized 

steel or equivalent.

n Due to the potential for galvanic corrosion, standard carbon-steel, aluminum, or electroplated 

fasteners and hardware are not recommended 

for direct contact with preservative-treated wood.

n The use of aluminum flashing with many types of 

treated wood should be avoided. Aluminum will 

corrode quickly when in contact with most wood 

preservatives. Copper flashing in many instances is the best choice although products such as 

vinyl flashing are becoming more common.

Moisture Resistance

Moisture-resistant materials can greatly reduce 

maintenance and extend the life of a coastal home. 

However, such materials by themselves cannot 

prevent all moisture damage. Proper design and installation of moisture barriers (see Fact Sheet No. 

1.9, Moisture Barrier Systems) are also required.

Recommendations

n Control wood decay by separating wood from 

moisture, using preservative-treated wood, using 

naturally durable wood, and applying protective 

wood finishes.

n Use proper detailing of wood joints and construction to eliminate standing water and reduce 

moisture absorption by the wood (e.g., avoid 

exposure of end grain cuts, which absorb moisture up to 30 times faster than the sides of a 

wood member).

n Do not use untreated wood in ground contact or 

high-moisture situations. Do not use untreated 

wood in direct contact with concrete.

n Field-treat any cuts or drill holes that offer paths 

for moisture to enter wood members. Field treatment shall be done per M4-06 of the American 

Wood-Preservers’ Association.

n For structural uses, employ concrete that is sound, 

dense, and durable; control cracks with welded 

wire fabric and/or reinforcing, as appropriate.

n Use masonry, mortar, and grout that conform to 

the latest building codes.

n Cavity wall systems (two masonry wall systems 

separated by a continuous air space) should be 

avoided in flood-prone areas since they can fill 

with water, retain moisture, and be difficult to repair without a significant level of demolition. 

n Consider the interior finishes for first floors 

where floodwaters exceeding the design event 

could cause significant damage (See Fact Sheet 

No. 1.6, Designing for Flood Levels Above the 

BFE). It is also important to consider that winddriven rain can cause damage to interior finishes 

around door and window openings.

Termite Resistance

Termite damage to wood construction occurs in many 

coastal areas (attack is most frequent and severe 

along the southeastern Atlantic and Gulf of Mexico 

shorelines, in California, in Hawaii, and other tropical 

areas). Termites can be controlled by soil treatment, 

termite shields, and the use of termite-resistant 

materials.

Recommendations

n Incorporate termite control methods into design 

in conformance with requirements of the authority having jurisdiction.

n Where a masonry foundation is used and anchorage to the foundation is required for uplift resistance, the upper block cores must usually be completely filled with grout, which may eliminate the 

requirement for termite shields (see Fact Sheet 

No. 3.4, Reinforced Masonry Pier Construction).

n Use preservative-treated wood for foundations, 

sills, above-foundation elements, and floor framing.

n In areas with infestations of Formosan termites, 

wood products treated with insect-resistant 

chemicals or cold-formed steel framing are material options for providing protection against termite damage. 

1.7: COASTAL BUILDING MATERIALS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 6

GENERAL 1

12/10

Wood decay at the base of a wood post supported by 

concrete.
Additional Resources

FEMA. NFIP Technical Bulletin 2-08, Flood-Resistant Materials Requirements. (http://www.fema.gov/plan/prevent/floodplain/techbul.shtm)

FEMA. NFIP Technical Bulletin 8-96, Corrosion Protection for Metal Connectors in Coastal Areas. (http://www.

fema.gov/plan/prevent/floodplain/techbul.shtm)

American Concrete Institute. (http://www.aci-int.org/general/home.asp)

American Wood Protection Association. (http://www.awpa.com)

Developed in association with the National Association of Home Builders Research Center

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.7: COASTAL BUILDING MATERIALS

6 of 6

G

1

ENERAL

12/10
Purpose: To provide guidance on non-traditional building materials and techniques and their 

appropriate application in coastal environments. 

Key Issues

n Determination of whether a material 

or system is appropriate for the sitespecific hazards. 

n Evaluation of whether new materials 

and construction systems should be 

resistant to flood and wind damage, 

wind-driven rain, corrosion, moisture, and decay.

n All coastal buildings will require 

maintenance and repairs (more so 

than inland construction). When 

considering using a non-traditional 

material or system, it is important 

to ask, “What are some considerations for various new materials and 

systems?”

Every year, new construction materials 

are introduced into the market. These 

building materials cover every part of the 

home from the foundation system to the 

roof system. New materials often offer a variety of 

benefits — a cost-effective solution, energy efficiency, aesthetics, ease of installation, or eco-friendly 

solutions. 

This fact sheet will focus on providing information 

on building materials and systems that while not 

being considered traditional materials are not uncommon to the industry. The sheet is not intended to 

encourage any one material or system, but will provide information so that the user can make a more 

informed choice about whether something is an appropriate material or system for a given situation. 

While the fact sheet does not cover all materials, it 

provides readers with an idea of what criteria they 

may need to be mindful of when selecting materials 

and systems. While many are reasonable alternatives to traditional materials and systems, their uses 

should be carefully considered. The same factors 

used to consider the applicability of traditional 

building materials and systems should be used to 

determine whether new materials and systems are 

appropriate for use in a coastal environment. Some 

of these factors include overall hazard resistance 

for flood and wind, durability, maintenance, and repair requirements. Additionally, when considering 

a particular building component, it is important to 

consider the installation and constructability of the 

component. When selecting a material or a system 

for a coastal environment it is important to consider available information in addition to technical data 

from the manufacturer or supplier. Some examples 

of considerations are:

n Contact the local building official about the acceptability of the material or system.

n Review test results on the material or system’s 

use in coastal environments.

n Review product code evaluation reports.

n Review field reports or a history of these materials or systems performing well in similar coastal environments, including experience in high 

winds and flooding.

n Review the manufacturer’s installation and maintenance instructions.

Figure 1. Construction of a modular home.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.8

GENERAL 1

12/10

Non-Traditional Building 

Materials and Systems
Not all materials and systems will be specifically addressed by local building code requirements. Some 

products or systems may be absent from the code 

and may require engineering calculations or studies 

in order to determine that they are appropriate for 

use in a particular area.

System Options

Engineered Wood Products

A variety of Engineering Wood Products (EWPs) are 

recognized in the model building codes. Examples include wood structural panels such as plywood and 

oriented strand board (OSB) and products commonly 

used as columns and beams such as structural glued 

laminated timber (glulam) and structural composite 

lumber (SCL). Glulam is an engineered, stress-rated product of a timber laminating plant comprised 

of wood laminations of nominal 2 inches or less in 

thickness bonded together with adhesive. SCL refers 

to either laminated veneer lumber (LVL), laminated 

strand lumber (LSL), or oriented strand lumber (OSL), 

which are comprised of wood in various forms (e.g., 

veneer, veneer strands, or flaked strands) and structural adhesive. For floor systems, conventional sawn 

lumber joists and girders (either solid or built-up) are 

recognized as flood-resistant. If EWPs are used for 

floor framing they should be either flood-resistant or 

elevated to a height where they are not expected to 

be wetted.

Advantages:

n EWPs are available in dimensions (length, width, 

and thickness) that are economical or, in some 

instances, not possible with sawn lumber. 

n Due to availability of larger sizes, EWPs are able 

to resist greater loads than sawn lumber.

n EWPs are manufactured in a dry condition and 

are more dimensionally stable than sawn lumber, 

which may warp and twist during drying. 

Things to consider if building with EWPs:

n Cost: While EWPs can be used to offer greater 

spans and exceed the loading properties of conventional lumber, they cost more.

n Availability: Certain sizes of Glulam or SCL may 

be difficult to obtain. They may require special ordering and fabrication, which may not meet the 

project schedule for the building.

n Installation: Installation issues include conditions for storing materials, dimensional compatibility with other materials, and requirements for 

use of metal connectors and fasteners to ensure 

accordance with the manufacturer’s installation 

instructions.

Structural Insulated Panels (SIPs) 

Structural Insulated Panels (SIPs) are manufactured 

panels made of a foam insulation core bonded between two structural facings. SIPs are commonly 

manufactured with OSB facings as discussed in the 

2009 International Residential Code (IRC) Section 

R613.3.2, but are also available with steel, aluminum, or concrete facings. SIPs can be used for walls 

(see Figure 2), floors, and roofs, and are compatible 

with light-framed construction.

Advantages:

n SIPs offer an efficient construction method and 

quick assembly. Insulation is built-in, and wall 

openings and utility chases are precut by the 

manufacturer per the building plans, reducing onsite coordination and adjustments. 

n They increase thermal resistance, reducing 

heat gain and loss from the building, which allows smaller HVAC equipment to be used in the 

building. 

NOTE: When considering using new materials or 

systems, the application of load path connectors should be carefully evaluated. Connectors 

should be evaluated by testing to demonstrate 

adequate performance for their intended application. Installation of the connectors should be 

considered and the ease of installation should 

be a primary consideration. An improper installation of a connector can result in significant 

losses in strength. 

Figure 2. Construction of a Structural Insulated Panel 

house.

2 of 6 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G

1

ENERAL

12/10

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS
Things to consider if building with SIPs:

n Evaluate the design loading values 

of the SIP and verify that the product is appropriate for the wind loading requirements for the building 

location.

n SIPS are an engineered assembly. 

SIPS should not be used where they 

can be flooded unless the entire assembly has been tested for flood resistance. Many SIPs utilize OSB facings. Generally, SIPs should only 

be used above the base flood elevation (BFE) so that they maintain 

their structural integrity. Refer to IRC 

R322.1.8 for requirements for floodresistant materials. Otherwise, if the 

SIP is exposed to water damage during flooding, the panel may need to 

be opened, allowed to dry out, and 

repaired or, in some instances, even 

replaced.

n As with conventional construction techniques, 

SIPs may sustain windborne debris damage. 

This may require cutting out a section of the SIPs 

and repairing it with either conventional framing 

techniques or a replacement SIP.

n The foam core of SIPs is inert and provides no 

food value to termites and other pests. However, 

pests may still nest within the foam. Always incorporate pest control methods into the design 

in conformance with local jurisdictional requirements. Some manufacturers sell pre-treated SIPs. 

n Always use approved connectors and connection 

methods for panel-to-panel, panel-to-foundation, 

and panel-to-roof connections. For guidance on 

SIPs connections, refer to IRC R613.5. It is important to consider that not all connectors are 

compatible with SIPs and in some instances 

specific connectors may be required in order to 

maintain the load path.

n Follow manufacturer’s installation instructions 

and product use requirements in the manufacturer’s code evaluation report.

Insulating Concrete Forms (ICFs)

ICFs are made of molded expanded polystyrene 

(MEPS) foam and are used to form cast-in-place 

concrete walls (see Figure 3). Unlike conventional 

cast-in-place concrete construction, the ICFs are left 

in place after the concrete cures to provide insulation, an attachment surface for interior and exterior 

finishes, and space to run plumbing and electrical 

lines within the wall.

Advantages:

n ICF provides improved energy efficiency and allows the use of smaller HVAC equipment than 

some other construction methods.

n The concrete and insulation walls are durable 

and require little maintenance.

n The combination of thick concrete walls and continuous insulation provide significant noise reduction over other construction methods.

n ICF provides good wind, windborne debris, and 

flood resistance.

Things to consider if building with ICFs: 

n Special connectors may be required for the connection of the roof system, floor system, doors, 

and windows.

n For material and construction requirements for 

concrete walls, refer to IRC R611.

n Exterior foam must be protected from sunlight 

and physical damage by the application of an approved exterior wall covering. Refer to IRC 611.4 

for requirements for stay-in-place concrete 

forms.

n ICF foam is inert and provides no food value to 

termites and other pests. However, pests may 

still nest within the foam. Always incorporate 

pest control methods into the design in conformance with requirements of the authority having 

jurisdiction.

n In some seismically active areas, constructing 

large, heavy structures on pile foundations can 

present significant design challenges. As with any 

Figure 3. An example of ICF walls and reinforcing steel prior to 

placement of the concrete. The forms are left in place following 

placement of the concrete. 

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 6

GENERAL 1

12/10
construction system, construction in areas subject to high erosion or scour could present design 

challenges due to the mass of an ICF structure.

n Foundation walls built with ICF (with appropriate 

openings) can be an appropriate foundation system in an A Zone. In V Zones, open foundation 

systems are required and in Coastal A Zones recommended. ICF and other solid foundation walls 

are not appropriate to be used in these areas.

n Follow manufacturer’s installation instructions 

and product use requirements in the manufacturer’s code evaluation report.

Prefabricated Shear Walls and Moment Frames

Many companies now offer prefabricated shear wall 

and moment frames that are pre-designed and available in standard sizes. The wall sections and moment 

frames (see Figure 4) are connected to the rest of 

the structural framing with bolted, screwed, or nailed 

connections. Sections are ordered and brought to 

the site on trucks as one piece or constructed with 

either bolted or proprietary connectors. 

Advantages:

n Prefabricated shear walls are often designed to 

provide for quick installation and compatibility 

with other framing methods, where narrow wall 

solutions may not be practical with other framing 

options.

n Moment frames take the place of shear walls to 

allow large continuous spaces for windows and 

other wall openings. Much like the prefabricated 

shear walls they can be assembled quickly and 

incorporated into the house framing.

Things to consider if building with prefabricated shear 

walls and ordinary moment frames:

n Some systems may be limited in their application 

due to seismic or wind loading requirements.

n Verify that the members and connections used 

in the prefabricated sections are designed 

for the corrosive, moist coastal environment. 

Preservative-treated wood and galvanized or 

stainless steel connectors may be required for a 

coastal application.

n Not all prefabricated shear wall or moment frame 

systems will be allowed in all locations. It is important to consider that panel substitutions are 

subject to requirements of the applicable building code. Refer to IRC R602.10 for more information on wall bracing requirements.

n Maintaining the load path is important with any 

system. Because these systems provide lateral support for the structure, it is important to 

make sure that the load path will be transferred 

through the wall system and transferred down 

to the lower story of foundation and into the 

ground. Follow the manufacturer’s installation instruction and product use requirements in the 

manufacturer’s code evaluation report.

Sprayed Closed-Cell Foam Insulation

Sprayed closed-cell foam polyurethane insulation is 

used to fill wall cavities in framed construction (see 

Figure 5). When sprayed, it expands and hardens 

forming a rigid air barrier and acting as a moisture 

retardant.

Advantages:

n Sprayed closed-cell foam insulation expands to 

fill wall cavities, small holes, and gaps as it expands, producing a rigid barrier that results in reduced energy costs. 

n It is quick to apply and may require less time to 

install than conventional batt insulation. 

n It offers acceptable flood resistance, which is 

shown in NFIP Technical Bulletin 2-08, FloodResistant Material Requirements for Buildings 

Located in Special Flood Hazard Areas in accordance with the National Flood Insurance 

Program, Table 2.

Things to consider if building with sprayed closed-cell 

foam insulation:

n Tests have shown that sprayed foam insulation 

can improve the strength of structural framing 

systems and connections. However, structural 

framing systems and connections must be designed and constructed in accordance with all 

applicable building codes. 

n While closed-cell foam is a flood-resistant material, it should be used in conjunction with preservative-treated, or naturally durable, wood or corFigure 4. Installation of a prefabricated ordinary rosion-resistant metal framing.

moment frame.

4 of 6 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G

1

ENERAL

12/10

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS
n Closed-cell foam should not be confused with 

other types of insulation. Some varieties of insulation on the market may be more cost-effective and more environmentally friendly; however, 

many of these products are not considered floodresistant materials. Testing reports and provisions of the building code should be consulted 

for applicability in a coastal environment. 

n Sprayed foam systems (such as those used in 

a wall system) create an assembly that when inundated by floodwaters may not be easily dried. 

For this reason, they are not appropriate to use 

below the BFE and are not considered flood-resistant material unless the entire assembly has 

been determined to be flood-resistant.

Methods

Advanced Wall Framing

Advanced wall framing refers to methods designed to 

reduce the amount of lumber and construction waste 

generated during home construction. These methods 

include spacing wall studs up at 24 inches on center 

rather than 16 inches, and using smaller structural 

headers and single top plates on interior non-bearing 

walls.

Advantages:

n In most instances, the primary benefit of such 

techniques is the reduced lumber cost.

n The increased energy efficiency from the reduced number of wall studs and increased wall 

cavity space for insulation.

Things to consider if using advanced wall framing 

techniques:

n Not all wall framing techniques are applicable 

for hurricane-prone regions. The designer should 

carefully consider if this is an appropriate construction method for the area.

n Increasing wall stud spacing, even when using 

larger lumber sizes, can reduce the ability of 

a wall to resist transverse loads. For more information on designing framed walls to resist 

transverse loading, refer to IRC R602.10 or IBC 

2305. 

Construction crews may be unfamiliar with advanced 

wall framing techniques, which may increase construction time. Construction plans for advanced 

framing should be detailed enough for construction 

crews to recognize differences from conventional 

techniques, and additional training for construction 

crews may be required.

Modular Houses

Modular houses provide an alternative construction 

method by constructing a traditional wood- or steelframed house in sections in a manufacturing facility 

and then delivering the sections to a construction 

site where they are assembled onto a foundation 

(see Figure 1). The interior and exterior of the house 

are finished on site. These houses should not 

be confused with manufactured homes. Unlike 

Figure 5. An example of a wall cavity filled with 

sprayed closed-cell foam insulation.

NOTE: Some framing materials such as prefabricated wood I-joists (e.g., a prefabricated I-joist 

constructed with sawn lumber or composite lumber flanges and plywood or OSB webs) should 

not be used below the BFE or where subject to 

flooding (see FEMA Technical Bulletin 2 FloodDamage Resistant Materials Requirements). 

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 6

GENERAL 1

12/10
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.

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

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.8: NON-TRADITIONAL BUILDING MATERIALS AND SYSTEMS

6 of 6

G

1

ENERAL

12/10
Purpose: To describe the moisture barrier system, explain how typical wall moisture barriers work, and 

identify common problems associated with moisture barrier systems.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.9: MOISTURE BARRIER SYSTEMS

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 1.9

GENERAL 1

12/10

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

Roof Covering

Underlayment

Flashing

Housewrap 

or Felt

Siding,

Windows

Overhangs,

Gutters, Valleys

Water, Air,

Thermal Energy,

and Vapor 

Control System

Insulation

Vapor Retarder

Poor water shedding from roof – Use moderate overhangs 

of 12-16 inches, drip edges, and a gutter system.

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.

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.

Roof/wall intersection – Install 

effective kick-out ashing at 

roof-to-wall intersections, diverter 

ashing around trapped-valleys, and 

rake ashing.

Door sills – Use pan ashing 

to prevent damage to suboor.

Flashing around windows –

Proper lapping is key to leak 

prevention. Do not depend on 

sealant for sustained 

protection. Protect ashings 

with overlapping wrap.
Developed in association with the National Association of Home Builders Research Center

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

1.9: MOISTURE BARRIER SYSTEMS

2 of 2

G

1

ENERAL

12/10

The location of water entry is often difficult to see, and the damage to substrate and structural members behind the exterior wall cladding frequently cannot be detected by visual inspection.

Proper Lapping Is the Key...

Proper lapping of moisture barrier materials is the key to preventing water intrusion. Most water intrusion problems are related to the improper lapping of materials. Usually, flashing details around doors, windows, and 

penetrations are to blame. If the flashing details are right and the housewrap or building paper is properly installed, most moisture problems will be prevented. Capillary suction is a strong force and will move water in 

any direction. Even under conditions of light or no wind pressure, water can be wicked through seams, cracks, 

and joints upward behind the overlaps of horizontal siding. Proper lap distances and sealant help prevent water 

intrusion caused by wicking action.

How a Redundant Moisture Barrier Works

Gravity moves

water downward.

Wind and capillary action

can move water in any direction.

Wind

Laps should never

cause water owing 

downward to “buck”

over seams.   

Proper lap distance

is the key to limiting

water instrusion caused 

by wind and capillary

action. Always folllow

manufacturer’s lap

specications or, if a 

greater lap is specied 

by the designer, follow 

designer’s requirements.

Do not count on 

sealant to substitute

for proper lapping.

Winter

Vapor Drive

Wind

Rain

Interior 

nish

Framing 

member

Must be 

kept dry

Siding. The siding is the rst line of defense, but by no means should it be 

the only protection from outside moisture. Sidings shed most of the water,

but some does get through, especially in coastal areas where high winds 

can drive rain.

Housewrap or Building Paper. Housewrap or building paper is a 

dual-purpose protection layer. It sheds water that gets through the siding and 

limits air intrusion from the outside. A unique feature of this barrier is that it 

sheds water, but allows water vapor to pass through. This permits water 

vapor from the inside to pass through without condensing on the framing.

Vapor Retarder. In cold regions, a vapor retarder is often used on the warm

side of the wall cavity to minimize the movement of vapor from the inside of 

the building into the wall cavity, where it will condense on the cool framing 

members. Vapor retarders are typically used only where the predominant 

vapor drive is from the inside to the outside (cold climates).

Sheathing. If structural sheathing is used, it should be protected from 

moisture. Prolonged wetting, especially without the ability to drain the 

moisture and dry out, will damage the sheathing.
Key Issues

n When building a coastal home, initial, operating, 

and long-term costs (i.e., life cycle costs) must 

be considered.

n Coastal (especially oceanfront) homes cost more 

to design, construct, maintain, repair, and insure 

than inland homes. 

n Determining the risks associated with a particular building site or design is important.

n Siting, designing, and constructing to minimum 

regulatory requirements do not necessarily result in the lowest cost to the owner over a long 

period of time. Exceeding minimum design requirements costs slightly more initially, but can 

save the owner money in the long run.

Costs

A variety of costs should be considered 

when planning a coastal home, not just 

the construction cost. Owners should be 

aware of each of the following, and consider how siting and design decisions 

will affect these costs: 

Initial costs include property evaluation 

and acquisition costs and the costs of permitting, 

design, and construction.

Operating costs include costs associated with the 

use of the building, such as the costs of utilities and 

insurance.1

Long-term costs include costs for preventive maintenance and for repair and replacement of deteriorated 

or damaged building components.

Risk

One of the most important building costs to be considered is that resulting from storm and/or erosion 

damage. But how can an owner decide what level of 

risk is associated with a particular building site or 

design? One way is to consider the probability of a 

storm or erosion occurring and the potential building 

damage that results (see matrix).

1Note: Flood insurance premiums can be reduced up to 60 percent 

by exceeding minimum siting, design, and construction practices. 

See the V Zone Risk Factor Rating Form in FEMA’s Flood Insurance 

Manual (http://www.fema.gov/nfip/manual.shtm).

Inland

Coastal, Set Back Oceanfront

Costs, Hazards, and Damage Vary With Location

Homes located farther landward 

may be less appealing to some 

owners, but will be less prone to 

damage and will cost less to build, 

insure, and maintain.

Homes located close to the shore may have spectacular 

views, but are subject to greater risks, more frequent and 

more severe damage, and higher construction, maintenance, 

and insurance costs. Potential $ Losses

 Probability of Occurrence

Low Medium High

Low Low Risk Low Risk Medium Risk

Medium Low Risk Medium Risk High Risk

High Medium Risk High Risk Extreme Risk

Purpose: To show the effects of planning, siting, and design decisions on coastal home costs. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

2.1: HOW DO SITING AND DESIGN DECISIONS AFFECT THE OWNER’S COSTS?

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 2.1

PLANNING2

12/10

How Do Siting and Design 

Decisions Affect the Owner’s Costs?
Building sites or designs resulting in extreme or high 

risk should be avoided — the likelihood of building loss is great, and the long-term costs to the 

owner will be very high. Building sites or designs 

resulting in medium or low risk should be given 

preference.

Siting

Note that over a long period, poor siting decisions are 

rarely overcome by building design.

Design

n How much more expensive is it to build near the

coast as opposed to inland areas? The table below suggests approximately 10 - 30 percent more.

n What about exceeding minimum design requirements in coastal areas? The table suggests that 

the added construction costs for meeting the 

practices recommended in the Home Builder’s 

Guide to Coastal Construction (beyond typical 

minimum requirements) are nominal.

Cross-Reference to Fact SheetAdded Initial Costs2

Required by Code or NFIPAdded Initial Costs3 for 

Home Builder’s Guide to Coastal Construction Recommended Practices

Effect of Design on Cost

Reduce wind/storm damage

Reduce flood damageLonger material lifeReduce maintenanceLower insuranceLower utility bills

Design Item

(Items with asterisk "*" are required by the 

National Flood Insurance Program (NFIP) 

and/or local building code.)

A Zone, pile/column foundation 1.1, 1.4, 3.1 High High 4 4 4

V Zone, pile/column foundation* 1.1, 1.4, 1.5, 3.1 High 4 4

Joists sheathed on underside Low Low 4 4 4

Structurally sheathed walls* Medium 4

Corrosion protection* 1.1, 1.7 Low 4 4 4 4

Decay protection* 1.1, 1.7 Medium 4 4 4 4

Hip roof shape 1.1 Low Low 4

Enhanced roof sheathing connection* 1.1, 7.1 Low Low 4

Enhanced roof underlayment* 7.2 Low Low 4

Upgraded roofing materials* 1.1, 7.3 Medium 4 4 4

Enhanced flashing* 1.1, 6.1, 5.2 Low 4 4 4

Housewrap* 1.1, 6.1, 5.1 Low 4 4

Superior siding and connection* 5.3 Medium Medium 4 4

Protected or impact-resistant glazing* 1.1, 6.2 High Medium 4 4

Connection hardware* 1.1, 1.7, 4.3 Low 4 4

Flood-resistant materials* 1.1, 1.7 Low 4 4 4

Protected utilities and mechanicals* 1.1, 8.3 Low 4 4 4 4 4

Estimated Total Additional Cost ($ thousands) 15-30 ±5 4 4 4 4 4 4

Low <0.5% of base building cost Estimates are based on a 3,000-square-foot home with a moderate number of 

windows and special features. Many of the upgraded design features are required 

by local codes, but the level of protection beyond the code minimum can vary, 

depending on the owner’s preference.

Medium 0.5% - 2.0% of base building cost

High >2.0% of base building cost

Notes:

2 Added costs when compared to typical inland construction

3 Added initial costs to exceed Code/NFIP minimum requirements

Developed in association with the National Association of Home Builders Research Center

2 of 2 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

P

2

LANNING

12/10

2.1: HOW DO SITING AND DESIGN DECISIONS AFFECT THE OWNER’S COSTS?
Purpose: To provide guidance on lot selection and siting considerations for coastal residential buildings.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

2.2: SELECTING A LOT AND SITING THE BUILDING

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 2.2

PLANNING2

12/10

Selecting a Lot and Siting the Building

Key Issues

n Purchase and siting decisions should be long-term 

decisions, not based on 

present-day shoreline and 

conditions.

n Parcel characteristics, infrastructure, regulations, environmental factors, and owner desires constrain siting 

options.

n Conformance with local/

state shoreline setback 

lines does not mean buildings will be “safe.”

n Information about site conditions and history is available from several sources.

The Importance of 

Property Purchase and 

Siting Decisions

The single most common and costly siting mistake made by designers, builders, and owners is failing to consider future erosion and slope stability when an existing coastal home is purchased or when land is purchased 

and a new home is built. Purchase decisions—or siting, design, and construction decisions—based on present-day shoreline conditions often lead to future building failures.

Over a long period of time, owners of poorly sited coastal buildings may spend more money on erosion control 

and erosion-related building repairs than they spent on the building itself.

What Factors Constrain Siting Decisions?

Many factors affect and limit a home builder’s or owner’s ability to site coastal residential buildings, but the 

most influential is probably parcel size, followed by topography, location of roads and other infrastructure,

regulatory constraints, and environmental constraints. 

Given the cost of coastal property, parcel sizes are often small and owners often build the largest building that 

will fit within the permissible development footprint. Buyers frequently fail to recognize that siting decisions 

in these cases have effectively been made at the time the land was platted or subdivided, and that shoreline 

erosion can render these parcels unsuitable for long-term occupation. 

In some instances, however, parcel size may be large enough to allow a hazard-resistant coastal building to 

be sited and constructed, but an owner’s desire to push the building as close to the shoreline as possible increases the likelihood that the building will be damaged or destroyed in the future. 

Siting, design, and construction should be considered together 

(see Fact Sheet No. 2.1), but know that poor lot selection and siting 

decisions can rarely be overcome by improved design and construction. Building failures (see Fact Sheet No. 1.1) are often the result 

of poor siting.
Recommended building location on a coastal lot.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

2.2: SELECTING A LOT AND SITING THE BUILDING

2 of 2

P

2

LANNING

Developed in association with the National Association of Home Builders Research Center

12/10

Coastal Setback Lines – What Protection 

Do They Provide?

Many states require new buildings to be sited at or 

landward of coastal construction setback lines, which 

are usually based on long-term, average annual erosion rates. For example, a typical minimum 50-year 

setback line with an erosion rate of 2.5 feet/year 

would require a setback of 125 feet, typically measured from a reference feature such as the dune 

crest, vegetation line, or high-water line.

Building at the 125-foot setback (in this case) does 

not mean that a building will be “safe” from erosion 

for 50 years. 

n Storms can cause short-term erosion that far exceeds setbacks based on long-term averages. 

n Erosion rates vary over time, and erosion could 

surpass the setback distance in just a few years’ 

time. The rate variability must also be known to 

determine the probability of undermining over a 

given time period.

What Should Builders, Designers, and 

Owners Do?

n Consult local and state agencies, universities, 

and consultants for detailed, site-specific erosion and hazard information.

n Look for historical information on erosion and 

storm effects. How have older buildings in the 

area fared over time? Use the experience of others to guide siting decisions.

n Determine the owner’s risk tolerance, and reject 

parcels or building siting decisions that exceed 

the acceptable level of risk.

Common Siting Problems

n Building on a small lot between a road 

and an eroding shoreline is a recipe for 

trouble.

n Odd-shaped lots that force buildings close 

to the shoreline increase the vulnerability 

of the buildings.

n Siting a building near the edge of a bluff increases the likelihood of building loss, because of both bluff erosion and changes in 

bluff stability resulting from development 

activities (e.g., clearing vegetation, building construction, landscaping, changes 

in surface drainage and groundwater flow 

patterns).

n Siting near a tidal inlet with a dynamic 

shoreline can result in the building being 

exposed to increasing flood and erosion 

hazards over time. 

n Siting a building immediately behind an 

erosion control structure may lead to 

building damage from wave overtopping 

and may limit the owner’s ability to repair 

or maintain the erosion control structure. 

n Siting a new building within the footprint

of a pre-existing building does not guarantee that the location is a good one.

Siting should consider both long-term erosion 

and storm impacts. Siting should consider 

site-specific experience, wherever available.

Lot*

Long-Term Erosion

and Storm Impact Zone

Road

Setback

Dune

Road

* Lot area available for construction 

will vary

Long-Term Erosion

and Storm Impact Zone

Dune

Road

Setback
Purpose: To describe foundation types suitable for coastal environments.

Key Issues

n Foundations in coastal areas should 

elevate buildings above the Design 

Flood Elevation (DFE) in accordance 

with ASCE 24-05, while withstanding 

flood forces, high winds, scour and 

erosion, and floating debris in ASCE 

7-10.

n Foundations used for inland construction are generally not suitable 

for coastal construction. Some examples of foundation systems that 

have a history of poor performance 

in erosion prone areas are slab-onground, spread footings, and mat (or 

raft) foundations. 

n Deeply embedded pile or column 

foundations are required for V Zone 

construction. In A Zones they are 

recommended instead of solid wall, 

crawlspace, slab, or other shallow 

foundations, which are more susceptible to scour. (For the reference 

of this document, the term deeply embedded 

means “sufficient penetration into the ground to 

accommodate storm-induced scour and erosion 

and to resist all design vertical and lateral loads 

without structural damage.”)

n Areas below elevated buildings in V Zones must 

be “free of obstructions” that can transfer 

flood loads to the foundation and building (see 

Fact Sheet No. 8.1, Enclosures and Breakaway 

Walls). Areas below elevated buildings in A Zones 

should follow the same recommended principles 

as those areas for buildings located in V Zones.

Foundation Design Criteria

All foundations for buildings in flood hazard areas 

must be constructed with flood-damage-resistant 

materials (see Fact Sheet No. 1.7, Coastal Building 

Materials). In addition to meeting the requirements 

for conventional construction, these foundations 

must: (1) elevate the building above the Base Flood 

Elevation (BFE), and (2) prevent flotation, collapse, 

and lateral movement of the building, resulting from 

loads and conditions during the design flood event 

(in coastal areas, these loads and conditions include 

inundation by fast-moving water, breaking waves, 

floating debris, erosion, and high winds).

Because the most hazardous coastal areas are subject to erosion, scour, and extreme flood loads, the 

only practical way to perform these two functions 

is to elevate a building on a deeply embedded and 

“open” (i.e., pile or column) foundation. This approach resists storm-induced erosion and scour, and 

it minimizes the foundation surface area subject to 

lateral flood loads.

ASCE 24-05 is recommended as a best practice for 

flood resistance design and construction, especially 

in V Zones and Coastal A Zones. This standard has 

specific information on foundation requirements for 

Coastal High Hazard Areas and Coastal A Zones and 

it has stricter requirements than the NFIP. Elevation 

on open foundations is required by the National Flood 

Insurance Program (NFIP) in V Zones (even when the 

ground elevation lies above the BFE) and is strongly 

recommended for Coastal A Zones. Some states and 

communities have formally adopted open foundation 

requirements for Coastal A Zone construction. 

While using the approach of elevation of structures 

on pile foundations improves performance and 

Figure 1. Near collapse due to insufficient pile embedment in 

Dauphin Island, Alabama. 

(SOURCE: FEMA 549, HURRICANE KATRINA IN THE GULF COAST)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 3.1

FOUNDATIONS 3

12/10

Foundations in Coastal Areas

3.1: FOUNDATIONS IN COASTAL AREAS 
minimizes some effects, even a deeply embedded 

open pile foundation will not prevent eventual undermining and loss due to long-term erosion (see Fact 

Sheet No. 2.2, Selecting a Lot and Siting the Building). 

Performance of Various Foundation Types 

in Coastal Areas

There are many ways to elevate buildings above the 

BFE: fill, slab-on-grade, crawlspace, stemwall, solid 

wall, pier (column), and pile. Not all of these are suitable for coastal areas. In fact, several of them are 

prohibited in V Zones and are not recommended for 

A Zone construction in coastal areas (see Fact Sheet 

1.2, Summary of Coastal Construction Requirements 

and Recommendations for Flood Effects).

Pile: Pile foundations are recommended for V Zones 

and Coastal A Zones. These open foundations are 

constructed with square or round, wood, concrete, or 

steel piles, driven or jetted into the ground, or set 

into augered holes. Critical aspects of a pile foundation include the pile size, installation method and 

embedment depth, bracing, and the connections to 

the elevated structure (see Fact Sheets Nos. 3.2, Pile 

Installation and 3.3, Wood-Pile-to-Beam Connections). 

Pile foundations with inadequate embedment will 

lead to building collapse. Inadequately sized piles 

are vulnerable to breakage by waves and debris.

Fill: Using fill as a means of providing structural 

support to buildings in V Zones is prohibited because it is susceptible to erosion. Also, fill must not 

be used as a means of elevating buildings in any 

other coastal area subject to erosion, waves, or fastmoving water. However, minor quantities of fill are 

permitted for landscaping, site grading (not related to 

structural support of the building), drainage around 

and under buildings, and for the support of parking 

slabs, pool decks, patios and walkways (2009 IRC 

Section R322.3.2). These guidelines are consistent 

with NFIP Technical Bulletin 5, Free-of-Obstruction 

Requirements for Buildings Located in Coastal High 

Hazard Areas (08/08), which states: “Fill must not 

prevent the free passage of floodwaters and waves 

beneath elevated buildings. Fill must not divert floodwaters or deflect waves such that increased damage 

is sustained by adjacent or nearby buildings.”

Slab-on-Grade: Slab-on-grade foundations are also 

susceptible to erosion and are prohibited in V Zones 

and are not recommended for A Zones in coastal areas. 

(Note that parking slabs are often permitted below elevated buildings, but are susceptible to undermining 

and collapse.) It is recommended that parking slabs 

be designed to be frangible (breakaway) or designed 

and constructed to be self-supporting structural slabs 

capable of remaining intact and functional under 

base flood conditions, including expected erosion. For 

more information, see NFIP Technical Bulletin 5, Freeof-Obstruction Requirements for Buildings Located in 

Coastal High Hazard Areas (08/08).

Crawlspace: Crawlspace foundations are prohibited 

in V Zones and are not recommended for A Zone 

construction in coastal areas. They are susceptible to erosion when the footing depth is inadequate 

to prevent undermining. Crawlspace walls are also 

vulnerable to wave forces. Where used, crawlspace 

foundations must be equipped with flood openings; grade elevations should be such that water 

is not trapped in the crawlspace (see Fact Sheets 

Nos. 3.5, Foundation Walls and 8.1, Enclosures and 

Breakaway Walls).

Stemwall: Stemwall foundations are 

similar to crawlspace foundations in 

construction, but the interior space that 

would otherwise form the crawlspace is 

often backfilled with structural fill or sand 

that supports a floor slab. Stemwall foundations have been observed to perform 

better during storms than many crawlspace and pier foundations. Although the 

IRC allows for heights of up to six feet, it 

is usually more economical and a better 

design choice to use another foundation 

system if stemwalls are over a few feet 

in height. During periods of high water 

backfill, soils may become flooded and 

cause damage to the slab. The designer 

should ensure that this does not cause 

consolidation of the backfill. In addition, 

in some soils such as sand, capillary 

action can cause water and moisture 

to affect the slab. Flood openings are 

not required in a backfilled stemwall 

foundation. Stemwall foundations are 

Figure 2. Performance comparison of pier foundations. Piers on 

discrete footings (foreground) failed by rotating and overturning 

while piers on more substantial footings (in this case a concrete 

mat) survived (Pass Christian, Mississippi)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.1: FOUNDATIONS IN COASTAL AREAS 

2 of 3

FOUNDATIONS

3

12/10
prohibited in V Zones but are recommended in A 

Zone areas subject to limited wave action, as long as 

embedment of the wall is sufficient to resist erosion 

and scour (see FEMA 549, Hurricane Katrina in the 

Gulf Coast).

Solid Foundation Walls: The NFIP prohibits solid foundation walls in V Zones and are not recommended 

for A Zone areas subject to breaking waves or other 

large flood forces—the walls act as an obstruction 

to flood flow. Like crawlspace walls, they are susceptible to erosion when the footing depth is inadequate 

to prevent undermining. Solid walls have been used 

in some regions to elevate buildings one story in 

height. Where used, the walls must allow floodwaters 

to pass between or through the walls (using flood 

openings). (See Fact Sheets Nos. 3.5, Foundation 

Walls and 8.1, Enclosures and Breakaway Walls.)

Pier (column): Pier foundations are recommended for 

A Zone areas where erosion potential and flood forces 

are small. This open foundation is commonly constructed with reinforced and grouted masonry units 

atop a concrete footing. Shallow pier foundations are 

extremely vulnerable to erosion and overturning if the 

footing depth and size are inadequate. They are also 

vulnerable to breakage. Fact Sheet No. 3.4, Reinforced 

Masonry Pier Construction, provides guidance on how 

to determine whether pier foundations are appropriate, and how to design and construct them.

Foundations for High-Elevation Coastal Areas

Foundation design is problematic in bluff areas 

that are vulnerable to coastal erosion but outside 

mapped flood hazard areas. Although NFIP requirements may not apply, the threat of undermining is 

not diminished.

Moreover, both shallow and deep foundations will fail 

in such situations. Long-term solutions to the problem may involve better siting (see Fact Sheet No. 

2.2, Selecting a Lot and Siting the Building), moving 

the building when it is threatened, or (where permitted and economically feasible) controlling erosion 

through slope stabilization and structural protection. Additionally FEMA 232, Homebuilders’ Guide 

to Earthquake Resistant Design and Construction, 

provides information on foundation anchorage for hillside structures.

Foundations in V Zones with Ground 

Elevations Above the BFE

In some instances, coastal areas will be mapped on 

an NFIP Digital Flood Insurance Rate Map (DFIRM) as 

Zone V, but will have dunes or bluffs with ground elevations above the BFE shown on the DFIRM. During 

a design flood event, erosion of the bluffs and high 

dunes can be expected at these areas as well as 

waves and inundation. Therefore, the ground level 

can be expected to be lowered to a point that wave 

forces and loss of soil are a critical factor. The foundations for structures in these V Zone areas with 

high ground elevation are the same as V Zone areas with lower ground elevations. Deeply embedded 

pile or column foundations are still required in these 

areas, and solid or shallow foundations are still prohibited. The presence of a V Zone designation in 

these instances indicates that the dune or bluff is 

expected to erode during the base flood event and 

that V Zone wave conditions are expected after the 

erosion occurs. The presence of ground elevations 

above the BFE in a V Zone should not be taken to 

mean that the area is free from base flood and erosion effects.

Additional Resources

FEMA 550, Recommended Residential Construction 

for the Gulf Coast: Building on Strong and Safe 

Foundations (July 2006). (http://www.fema.gov/library/viewRecord.do?id=1853)

FEMA 549, Hurricane Katrina in the Gulf Coast (July 

2006). (http://www.fema.gov/library/viewRecord.

do?id=1857)

FEMA, NFIP Technical Bulletin 5, Free-of-Obstruction 

Requirements for Buildings Located in Coastal High 

Hazard Areas, FIA-TB-5, Washington, DC, August 

2008. (http://www.fema.gov/library/viewRecord.

do?id=1718)

FEMA 232, Homebuilders’ Guide to Earthquake 

Resistant Design and Construction, Washington, 

DC, February 2001 (http://www.fema.gov/library/

viewRecord.do?id=2103)

American Society of Civil Engineers (ASCE/SEI) 

Standard 7-10: Minimum Design Loads for Buildings 

and Other Structures, ASCE 7-10, (http://www.asce.

org)

American Society of Civil Engineers (ASCE). Flood 

Resistant Design and Construction, ASCE/SEI 24-05. 

(http://www.asce.org)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.1: FOUNDATIONS IN COASTAL AREAS 

3 of 3

FOUNDATIONS 3

Developed in association with the National Association of Home Builders Research Center

12/10

Purpose: To provide basic information about pile design and installation.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.2: PILE DESIGN AND INSTALLATION

1 of 4

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 3.2

FOUNDATIONS 3

12/10

Pile Design and Installation

Key Factors

n Use a pile type that is appropriate for local 

conditions.

n Piles should resist coastal hazards such as high 

winds and flood loads in addition to withstanding 

erosion and scour. Erosion being the widespread 

loss of soil and scour being a localized loss of 

soil around a building or foundation element due 

to turbulent water movement.

n Have a registered engineer design piles for adequate layout, size, and length.

n Use installation methods that are appropriate 

for the conditions.

n Brace piles properly during construction.

n Make accurate field cuts, and treat all cuts and 

drilled holes to prevent decay.

n Have all pile-to-beam connections engineered, 

and use corrosion-resistant hardware (see Fact 

Sheet No. 1.7, Coastal Building Materials).

Pile Types

The most common pile types used are preservative 

treated wood, concrete, and steel. Contractors doing 

construction in coastal areas typically select preservative treated wood piles for pile foundations. They 

can be square or round in cross section. Wood piles 

are easily cut and adjusted in the field. Concrete 

and steel can also be used but are less common in 

residential construction. Concrete piles—may be an 

appropriate choice depending upon the pile capacity 

requirements and elevation needed by the design—

are available in longer lengths and are usually 

installed by pile driving. Concrete piles tend to have 

higher strengths and are durable to many factors 

that are in the coastal environment when properly 

designed and detailed. Steel piles are rarely used 

because of potential corrosion problems. 

Pile Size and Length

The foundation engineer is the one who determines 

pile size and length. Specified bearing and penetration requirements must be met. Round piles should 

have no less than an 8-inch tip diameter; square 

piles should have a minimum timber size of 8 by 8 

inches. The total length of the pile is based on building code requirements [see the 2009 International 

Building Code (IBC) Section 1810 on deep foundations], calculated penetration requirements, erosion 

and scour potential, Design Flood Elevation (DFE), 

and allowance for cut-off and beam width (see Figure 

1 and Table 1, which is an example of foundation design results). Substantial improvement in foundation 

performance can be achieved by increasing the minimum timber size for square piles to 12 by 12 inches 

or minimum tip diameter for round piles of 12 inches.

Figure 1. Distinguishing between coastal erosion and scour. A building may be subject to either or both, depending 

on the building location, soil characteristics, and flood conditions.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.2: PILE DESIGN AND INSTALLATION

2 of 4

FOUNDATIONS

3

12/10

Table 1. Example foundation adequacy calculations for a two-story house supported on square timber piles and situated 

away from the shoreline, storm surge, and broken waves passing under the building, 130-mph basic wind speed per ASCE 

7-05 (167-mph equivalent ASCE 7-10 basic wind speed for Risk Category II buildings), soil = medium dense sand. Shaded 

cells indicate the foundation fails to meet bending (P) and/or embedment (E) requirements.

Pile Embedment 

Before Erosion 

and Scour

Erosion and 

Scour Conditions

Pile Diameter, Ø

8 inch 10 inch 12 inch

10 feet

Erosion = 0, Scour = 0 P, E E OK

Erosion = 0, Scour = 2.0Ø P, E E E

Erosion = 1, Scour = 2.5Ø P, E E E

Erosion = 1, Scour = 3.0Ø P, E E E

Erosion = 1, Scour = 4.0Ø P, E P, E E

15 feet

Erosion = 0, Scour = 0 P OK OK

Erosion = 0, Scour = 2.0Ø P OK OK

Erosion = 1, Scour = 2.5Ø P OK OK

Erosion = 1, Scour = 3.0Ø P OK OK

Erosion = 1, Scour = 4.0Ø P, E P, E E

20 feet

Erosion = 0, Scour = 0 P OK OK

Erosion = 0, Scour = 2.0Ø P OK OK

Erosion = 1, Scour = 2.5Ø P OK OK

Erosion = 1, Scour = 3.0Ø P OK OK

Erosion = 1, Scour = 4.0Ø P P OK

Pile Layout

The foundation engineer and designer determine the 

pile layout together. Accurate placement and correction of misaligned piles is important. The use of a 

drive template for guiding the pile driving operation 

greatly increases the accuracy of the pile location and 

need for difficult remediation. A drive template is a 

temporary guide structure that is installed in a manner to restrict the lateral movement of the piles during 

driving. The pile template is reused for each row of 

piles to assure consistent spacing and alignment. Pile 

placement should not result in more than 50 percent 

of the pile cross section being cut for girder or other 

connections. Verify proper pile locations on drawings 

before construction and clarify any discrepancies. 

Layout can be done by a licensed design professional 

or surveyor, a construction surveyor, the foundation 

contractor, or the builder. The layout process must 

always include establishing an elevation for the finished first floor. Construction of the first-floor platform 

should not begin until this elevation is established 

(see Fact Sheet No. 1.4, Lowest Floor Elevation).

Installation Methods

Piles can be driven, augered, or jetted into place. 

The installation method will vary with soil conditions, 

bearing requirements, equipment available, and local practice. One common method is to initially jet 

the pile to a few feet short of required penetration, 

then complete the installation by driving with a drop 

hammer. Driving the pile even a few feet helps assure 

the pile is achieving some end-bearing capacity and 

some skin friction. Full depth driving where achievable provides for a pile foundation that has several 

advantages that merit consideration.

Pile Bracing

The engineer determines pile bracing layout. 

Common bracing methods include knee and diagonal bracing. Knee bracing is an effective method of 

improving the performance of a pile system without 

creating an obstruction to the flow of water and debris from a design event. Because slender bracing is 

susceptible to buckling, slender bracing should be 

considered as tension only. Bracing can become an 

obstruction, however, and increase a foundations exposure to wave and debris impact. Bracing is often 

oriented perpendicular to the shoreline so that it is 

not struck broadside by waves, debris, and velocity 

flow (see Figure 2). Temporary bracing or jacking to 

align piles and hold true during construction is the 

responsibility of the contractor. 

It is recommended that pile bracing be used only 

for reducing the structure’s sway and vibration for 

comfort. In other words, bracing should be used to 

address serviceability issues and not strength issues. The foundation design should consider the 

piles as being un-braced as the condition that may 

occur when floating debris removes or damages the 

bracing. If the pile foundation is not able to provide 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.2: PILE DESIGN AND INSTALLATION

3 of 4

FOUNDATIONS 3

12/10

the desired strength performance without bracing 

then the designer should consider increasing the pile 

size. Pile bracing should only be for comfort of the occupants, but not for stability of the home. 

Field Cutting and Drilling

A chain saw is the common tool for making cuts and 

notches in wood piles. After making cuts, exposed 

areas should be field-treated with the proper wood 

preservative to prevent decay. This involves applying the preservative with a brush to the cut or drilled 

holes in the pile until no more fluid is drawn into the 

wood.

Connections

The connection of the pile to the structural members is one of the most critical connections in the 

structure. Always follow design specifications and 

use corrosion-resistant hardware. Strict attention to 

detail and good construction practices are critical for 

successful performance of the foundation (see Fact 

Sheet Nos. 1.7, Coastal Building Materials, and 3.3, 

Wood-Pile-to-Beam Connections).

Verification of Pile Capacity

Generally, pile capacity for residential construction is 

not verified in the field. If a specified minimum pile 

penetration is provided, bearing is assumed to be acceptable for the local soil conditions. Subsurface soil 

conditions can vary from the typical assumed conditions, so verification of pile capacity is prudent, 

particularly for expensive coastal homes. Various 

methods are available for predicting pile capacity. 

Consult a local foundation engineer for the most appropriate method for the site.

Figure 2. Diagonal bracing schematic.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.2: PILE DESIGN AND INSTALLATION

4 of 4

FOUNDATIONS

3

12/10

Developed in association with the National Association of Home Builders Research Center

Additional Resources

American Concrete Institute (ACI), 543R-00: Design, Manufacture, and Installation of Concrete Piles 

(Reapproved 2005), (http://www.concrete.org)

American Forest and Paper Association (AF&PA). National Design Specification for Wood Construction. 

(http://www.afandpa.org)

American Society for Testing and Materials (ASTM). Standard Specification for Round Timber Piles, ASTM D25. 

(http://www.astm.org)

American Wood-Preservers Association (AWPA). All Timber Products – Preservative Treatment by Pressure 

Processes, AWPA C1-00; Lumber, Timber, Bridge Ties and Mine Ties – Preservative Treatment by Pressure 

Processes, AWPA C2-01; Piles – Preservative Treatment by Pressure Process, AWPA C3-99; and others. 

(http://www.awpa.com)

Pile Buck, Inc. Coastal Construction. (http://www.pilebuck.com)

Southern Pine Council (SPC) (http://www.southernpine.com/about.shtml)

Timber Pile Council, American Wood Preservers Institute, Timber Pile Design and Construction Manual, 

(http://www.wwpinstitute.org/pdffiles/TimberPileManual.pdf)
Purpose: To illustrate typical wood pile-to-beam connections, provide basic construction guidelines on 

various connection methods, and show pile bracing connection techniques.

Key Issues

n Verify pile alignment and correct, if necessary, 

before making connections.

n Carefully cut piles to ensure required scarf 

depths.

n Limit cuts to no more than 50 percent of pile 

cross section.

n Use corrosion-resistant connectors and fasteners such as those fabricated from stainless 

steel, or connectors and fasteners with corrosion 

protection such as provided by hot-dip galvanized 

coating (see Fact Sheet No. 1.7, Coastal Building 

Materials).

n Accurately locate and drill bolt holes.

n Field-treat all cuts and holes to prevent decay.

n Use sufficient pile and beam sizes to allow proper bolt edge distances.

Built-up beams should be designed as continuous 

members and not be broken over the piles. Some 

homebuilders are using engineered wood products, such as 

glued laminated timber and parallel strand lumber, which can 

span longer distances without 

splices. The ability to span longer distances without splices 

eases installation and reduces 

fabrication costs. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 3.3

FOUNDATIONS 3

12/10

Wood Pile-to-Beam 

Connections

Pile-to-beam connections must:

1. Provide required bearing area for beam to 

rest on pile.

2. Provide required uplift (tension) resistance.

3. Maintain beam in an upright position.

4. Be capable of resisting lateral loads (wind 

and seismic).

5. Be constructed with durable connectors 

and fasteners from corrosion-resistant materials or with corrosion protection in accordance with minimum requirements of 

the International Residential Code. The 

level of corrosion protection that can be 

expected will vary depending on the type of 

wood treatment and fastener type. Make 

sure the fastener is compatible with the 

wood variety selected for construction.

Pile-to-Beam Bolted Connection

Note: Pile-to-beam 

connections must be 

designed by an engineer.

Figure 1. Pile-to-beam bolted connection.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

2 of 6

FOUNDATIONS

3

12/10

Bolt and Edge Distance on Beam

Connection to Overcut Pile–

Shim Used to Provide

Adequate Bearing

Proper Pile-to-Beam Connection

Note: Pile-to-beam 

connections must be designed 

by an engineer.

Figure 2. Proper pile-to-beam bolted connection.

Problem: misaligned piles—some piles are shifted in or out from their intended (design) locations. 

There are five possible solutions to fix the problem. (See figure 3 and details in figure 4):

Option 1 – beam cannot be shifted.

Option 2 – beam can be shifted laterally and remains square to building.

Option 3 – beam can be shifted laterally, but does not remain square to building.

Option 4 (not shown) – beam cannot be shifted, and connections shown in this fact sheet cannot be 

made; install and connect sister piles; an engineer must be consulted for this option.

Option 5 (not shown) – beam cannot be shifted, and connections shown in this fact sheet cannot be 

made; remove and reinstall piles, as necessary.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

3 of 6

FOUNDATIONS 3

12/10

Figure 3. Connection of misaligned pile.

Note: Pile-to-beam connections must be designed by an engineer.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

4 of 6

FOUNDATIONS

3

12/10

Figure 4. Connection details for misaligned piles.

Connections to misaligned piles (see drawings on figure 3 and details above)

1. The ability to construct the pile-to-beam connections designed by the engineer is directly dependent 

upon the accuracy of pile installation and alignment.

2. Misaligned piles will require the contractor to modify pile-to-beam connections in the field.

3. Badly misaligned piles will require removal and reinstallation, sister piles, or special connections, all to 

be determined by the engineer.

Note: Pileto-beam 

connections must 

be designed by 

an engineer.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

5 of 6

FOUNDATIONS 3

12/10

Pile

Lapped Splice (Built-up Beam)

Pile

Built-up beam

Built-up beam

Note:

Pile Glued laminated timber.

Approximately 12" (follow design)

Approximately 12" 

(follow design)

Nails or bolts

D = Bolt diameter

Note: Splicing the beam over a pile may 

increase the required pile diameter 

because of bolt/nail end distance 

requirements on the beam or bolt edge 

distance requirements on the pile.

7D typical 

(follow design)

Pile

Approximately 4' 

(follow design)

Countersunk through-bolts or 

lag screws per design

Pile

Beam

Knee Brace

7D Minimum

D = Bolt diameter

45o

Beam Bolted at Pile

(Not Recommended)

Knee Brace Connection on Square Pile*

*Knee braces of this type can also be used 

on notched round piles.

Through-bolt(s) or 

lag screw(s) per design

Pile centerline

7D for full bolt design value

(follow design) Diagonal

brace

Alternate faces to ensure 

adequate bolt end distances

D = Bolt diameter

Diagonal Brace Connections on Round Pile

Note:

This detail is not 

recommended. The connection 

shown has reduced capacity, 

may violate bolt edge-distance 

requirements, and can result in 

a weaker beam.

Figure 5. Built-up beam connections, knee brace connections, and diagonal brace connections.

Note: Pile-to-beam connections must be designed by an engineer.
Additional Resources

American Wood Council (AWC) (http://www.awc.org)

American Institute of Timber Construction (AITC) (http://www.aitc-glulam.org)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.3: WOOD PILE-TO-BEAM CONNECTIONS

6 of 6

FOUNDATIONS

3

12/10

Developed in association with the National Association of Home Builders Research Center
Purpose: To provide an alternative to piles in 

V Zones and A Zones in coastal areas where soil 

properties and other site conditions indicate that 

piers are an acceptable alternative to the usually 

recommended pile foundation. Examples of appropriate conditions for the use of piers are where 

rock is at or near the surface or where the potential 

for erosion and scour is low.

Key Issues

n The footing must be designed for the soil conditions present. Pier foundations are generally not 

recommended in V Zones or in A Zones in coastal areas.

n The connection between the pier and its footing 

must be properly designed and constructed to 

resist separation of the pier from the footing and 

overturning due to lateral (flood, wind, debris) 

forces.

n The top of the footing must be below the anticipated erosion and scour depth.

n The piers must be reinforced with steel and fully 

grouted.

n The connection to the floor beam at the top of 

the pier must be through use of properly sized 

and detailed metal connectors.

n Special attention must be given to the application of mortar and the tooling of all the joints in 

order to help resist water intrusion into the pier 

core, where the steel can be corroded. 

n Special attention must be given to corrosion protection of joint reinforcement, accessories, anchors, and reinforcement bars. Joint reinforcement that is exposed to weather or the earth 

shall be stainless steel, hot dipped galvanized, 

or epoxy coated. Wall ties, plates, bars, anchors, 

and inserts exposed to earth or weather shall 

also be stainless steel, hot dipped galvanized, or 

epoxy coated. Reinforcement bars shall be protected by proper use of masonry cover.

Bedrock

Maximum 

depth of erosion 

and scour

Maximum

depth of

erosion

and scour

Used where the potential

for erosion and scour is high

Pier Pier Pile

Used only where the potential 

for erosion and scour is low or 

where the pier can be 

anchored to under lying 

bedrock or other stratum that 

terminates erosion and scour

Loss of

embedment

Overturning Uplift Erosion

Piers are subject to upward, downward, and horizontal loads. 

Pier reinforcement and footing size are critical to resisting 

these loads; therefore, pier and footing design must be 

verified by an engineer. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.4: REINFORCED MASONRY PIER CONSTRUCTION

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 3.4

FOUNDATIONS 3

12/10

Reinforced Masonry Pier Construction

Figure 1. In coastal areas, masonry pier foundations 

are not recommended in V Zones with erodible soils, 

or in A Zones subject to waves and erosion — use pile 

foundations in these areas.
Piers vs. Piles

Pier foundations are most appropriate in 

areas where:

n Erosion and scour potential are low.

n Flood depths and lateral forces are 

low.

n Soil can help resist overturning of 

pier.

The combination of high winds and moist 

(sometimes salt-laden) air can have a 

damaging effect on masonry construction by forcing moisture into even the 

smallest of cracks or openings in the 

masonry joints. The entry of moisture 

into reinforced masonry construction can 

lead to corrosion of the steel reinforcement bars and subsequent cracking and 

spalling of the masonry. Moisture resistance is highly influenced by the quality 

of the materials and the quality of the 

masonry construction at the site.

Good Masonry Practice

If a masonry pier is determined to be an appropriate 

foundation for a building, there are some practices 

that should be followed during construction of the 

piers. 

n Masonry units and packaged mortar and grout 

materials should be stored off the ground and 

covered.

n Masonry work in progress must be well protected from exposure to weather.

n Mortar and grouts must be carefully batched and 

mixed. The 2009 International Building Code 

(IBC 2009) and 2009 International Residential 

Code (IRC) specify grout proportions by volume 

for masonry construction. 

n Connectors should be selected that are appropriate for masonry to wood connection. It is important to maintain a sufficient load path from 

the building into the ground. The connectors and 

fasteners should be a corrosion-resistant material or have corrosion protection at least equivalent to that provided by coatings in accordance 

with the 2009 IRC. Connectors should be properly embedded or attached to the pier. Wood in 

contact with masonry pier should be naturally durable or preservative-treated. Figure 3 illustrates the importance of maintaining a proper load path between the pier and the building’s 

beams.

n Properly sized steel reinforcing bars should be 

installed throughout the masonry piers. Piers 

should be fully grouted and steel reinforcing bars 

should not be left exposed to weather for excessive amounts of time prior to installation. Lap 

splices should be properly located and of sufficient length to meet the standard masonry industry details and requirements to sufficiently 

carry the loads imposed on the structure. 

n Consider incorporating grade beams into the 

foundation in order to achieve greater structural 

stability in the pier system.

n If the design of the pier system or any details are 

unclear, contact a structural engineer or appropriate design professional to clarify the foundation details.

Pros and Cons of Grade Beams

Grade beams are horizontal structural members cast 

against the ground or “grade.” Grade beams can be a 

useful foundation method in areas with limited potential for erosion and scour. The type of force resisted 

by grade beams varies by application, but can range 

from continuous vertical and horizontal loads to axial 

loads. The grade beams used in this example are 

used primarily for axial loads generated by stability demands of the piers. The grade beams should 

be placed below the elevation of anticipated eroded 

grade so that there is no effect on scour and erosion 

of the supporting soils.

The pros of using grade beams with pier foundations 

are that they:

n Provide vertical and lateral support.

n Are less prone to rotation and overturning.

n Transfer loads imposed on the elevated home 

and foundation to the ground below.

Figure 2. Pier breakage (Long Beach, Mississippi)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.4: REINFORCED MASONRY PIER CONSTRUCTION

2 of 3

FOUNDATIONS

3

12/10
Some cons of using grade beams with pier foundations are that they:

n Are susceptible to erosion and scour if too 

shallow

n Can become obstructions during flood events 

and can increase scour

Are grade beams allowed in the V Zone?

Yes, although the NFIP states that the lowest horizontal structural member is to be constructed 

above the BFE, it is referring to the lowest horizontal structural member above erodible grade. 

Based on this, both grade beams, cross bracing 

and knee bracing are allowed by the NFIP. Grade 

beams can provide significant structural support 

to an open foundation system provided they are 

placed below the expected eroded surface.

Figure 3. Failure of pier-to-beam connections due to 

wave and flood forces acting on the elevated building 

(Long Beach, Mississippi)

Additional Resources

American Concrete Institute, 2004, SP-66(04): ACI Detailing Manual. (http://www.concrete.org)

Concrete Reinforcing Steel Institute. Placing Reinforcing Bars – Recommended Practices, PRB-2-99. 

(http://www.crsi.org) 

International Code Council. International Building Code. 2009. (http://www.iccsafe.org)

International Code Council. International Residential Code. 2009. (http://www.iccsafe.org)

The Masonry Society. 2008. Building Code Requirements for Masonry Structures.

TMS 402-08/ACI 530-08/ASCE 5-08. (http://www.masonrysociety.org)

The Masonry Society. 2008. Specifications for Masonry Structures. 

TMS 402-08/ACI 530.1 08/ASCE 6-08. (http://www.masonrysociety.org)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.4: REINFORCED MASONRY PIER CONSTRUCTION

3 of 3

FOUNDATIONS 3

12/10

Developed in association with the National Association of Home Builders Research Center

Purpose: To discuss the use of foundation walls in coastal buildings.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.5: FOUNDATION WALLS

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 3.5

FOUNDATIONS 3

12/10

Foundation Walls

Key Issues

n Foundation walls include stemwalls, cripple walls, and other solid walls.

n Foundation walls are prohibited 

by the National Flood Insurance 

Program (NFIP) in Zone V.*

n Use of foundation walls in Zone A 

in coastal areas should be limited to locations where only shallow 

flooding occurs, and where the potential for erosion and breaking 

waves is low.

n Where foundation walls are used, 

flood-resistant design of foundation walls must consider embedment, height, materials and workmanship, lateral support at the 

top of the wall, flood openings and 

ventilation openings, and interior 

grade elevation.

Foundation Walls – When Are 

They Appropriate?

Use of foundation walls – such as 

those in crawlspace and other solid-wall foundations – is potentially 

troublesome in coastal areas for two 

reasons: (1) they present an obstruction to breaking waves and fast-moving 

flood waters, and (2) they are typically 

constructed on shallow footings, which 

are vulnerable to erosion. For these reasons, their 

use in coastal areas should be limited to sites subject to shallow flooding, where erosion potential is 

low and where breaking waves do not occur during 

the Base Flood. The NFIP prohibits the use of foundation walls in Zone V*. This Home Builder’s Guide to 

Coastal Construction recommends against their use 

in Zone A in coastal areas. Deeply embedded pile or 

column foundations are recommended because they 

present less of an obstruction to floodwaters and are 

less vulnerable to erosion.

* Note that the use of shearwalls below the 

Design Flood Elevation (DFE) may be permitted in limited circumstances (e.g., lateral 

wind/seismic loads cannot be resisted with 

a braced, open foundation. In such cases, 

minimize the length of shearwalls and the degree of obstruction to floodwaters and waves, 

orient shearwalls parallel to the direction of 

flow/waves, do not form enclosures). Consult 

the authority having jurisdiction for guidance 

concerning shearwalls below the DFE.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.5: FOUNDATION WALLS

2 of 3

FOUNDATIONS

3

12/10

Design Considerations for Foundation Walls

The design of foundation walls is covered by building 

codes and standards (e.g., Standard for Residential 

Construction in High-Wind Regions, ICC 600-2008, 

by the International Code Council). For flood design 

purposes, there are six additional design considerations: (1) embedment, (2) height, (3) materials 

and workmanship, (4) lateral support at the top of 

the wall, (5) flood openings and ventilation openings, and (6) interior grade elevation.

Embedment – The top of the footing should be no 

higher than the anticipated depth of erosion and 

scour (this basic requirement is the same as that for 

piers; see figure at right and Fact Sheet No. 3.4). If 

the required embedment cannot be achieved without 

extensive excavation, consider a pile foundation instead.

Height – The wall should be 

high enough to elevate the 

bottom of the floor system to 

or above the DFE (see Fact 

Sheet No. 1.4).

Materials and Workmanship – Foundation walls can 

be constructed from many materials, but masonry, concrete, 

and wood are the most common. Each material can be 

specified and used in a manner to resist damage due to 

moisture and inundation (see 

Fact Sheet No. 1.7). Workmanship for flood-resistant 

foundations is crucial. Wood 

should be preservative-treated for foundation or marine 

use (aboveground or groundcontact treatment will not be 

sufficient). Cuts and holes 

should be field-treated. Masonry should be reinforced 

and fully grouted (see Fact Sheet No. 4.2 for masonry 

details). Concrete should be reinforced and composed 

of a high-strength, low water-to-cement ratio mix. 

Lateral Support at the Top of the Wall – Foundation 

walls must be designed and constructed to withstand all flood, wind, and seismic forces, as well as 

any unbalanced soil/hydrostatic loads. The walls 

will typically require lateral support from the floor 

system and diaphragm, and connections to the 

top of the walls must be detailed properly. Cripple 

walls, where used, should be firmly attached and 

braced.

Flood Openings and Ventilation Openings – Any area 

below the DFE enclosed by foundation walls must 

be equipped with openings capable of automatically equalizing the water levels inside and outside 

the enclosure. Specific flood opening requirements 

are included in Fact Sheet No. 8.1. Flood openings 

are not required for backfilled stemwall foundations 

supporting a slab. Air ventilation openings required 

by building codes do not generally satisfy the flood 

opening requirement; the air vents are typically installed near the top of the wall, the flood vents must 

be installed near the bottom, and opening areas for 

air flow may be insufficient for flood flow.

Interior Grade Elevation – Conventional practice for 

crawlspace construction calls for excavation of the 

crawlspace and use of the excavated soil to promote 

drainage away from the structure (see left-hand figure 

on page 3). This approach may be acceptable for nonfloodplain areas, but in floodplains, this practice can 

result in increased lateral loads (e.g., from saturated 

soil) against the foundation walls and ponding in the 

crawlspace area. If the interior grade of the crawlspace 

is below the DFE, NFIP requirements can be met by ensuring that the interior grade is at or above the lowest 

exterior grade adjacent to the building (see right-hand 

figure on page 3). When floodwaters recede, the flood 

openings in the foundation walls allow floodwaters to 

automatically exit the crawlspace. FEMA may accept 

a crawlspace elevation up to 2 feet below the lowest 

adjacent exterior grade; however, the community must 

adopt specific requirements in order for this type of 

crawlspace to be constructed in a floodplain.

Floor slab atop backfilled Floor joist system and crawlspace

stemwall foundation
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

3.5: FOUNDATION WALLS 

3 of 3

FOUNDATIONS 3

12/10

Developed in association with the National Association of Home Builders Research Center

If a stemwall and floor slab system is used, the 

interior space beneath the slab should be backfilled with compacted gravel (or such materials as 

required by the building code). As long as the system can act monolithically, it will resist most flood 

forces. However, if the backfill settles or washes 

out, the slab will collapse and the wall will lose lateral support.

Additional Resources

FEMA. NFIP Technical Bulletin 1-08, Openings in 

Foundation Walls and Walls of Enclosures. 2008. 

(http://www.fema.gov/plan/prevent/floodplain/

techbul.shtm)

FEMA. NFIP Technical Bulletin 11-01, Crawlspace 

Construction. 2001. (http://www.fema.gov/plan/prevent/floodplain/techbul.shtm)

FEMA. Recommended Residential Construction for the 

Gulf Coast, Building on Strong and Safe Foundations. 

FEMA 550. 2010. (http://www.fema.gov/library)

DFE Floor framing

Interior grade at or 

slightly above adjacent 

exterior grade

Interior grade 

below adjacent 

exterior grade

Floor framing

Crawlspace construction: Interior grade elevation for Zone A not subject to breaking waves and erosion

Purpose: To illustrate the concept of load paths and highlight important connections in a 

wind uplift load path.

Key Issues

n Loads acting on a building follow many paths 

through the building and must eventually be resisted by the ground, or the building will fail.

n Loads accumulate as they are routed through 

key connections in a building.

n Member connections are usually the weak link in 

a load path.

n Failed or missed connections cause loads to be 

rerouted through unintended load paths. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.1: LOAD PATHS

1 of 2

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 4.1

12/10

LOAD PATHS 4

Load Paths

Vertical load path from roof to ground on a 

platform-and-pile-construction building. Note: Load paths will vary 

depending on construction type and design. Adjacent framing 

members will receive more load if a connection fails.

Design wind

uplift load path

Wind uplift pressure Vertical uplift component

The foundation 

transfers all building 

loads to the ground. Main oor 

beams

LINK 1

High winds lift the roof upward. 

Roofing fasteners link the roof covering to the sheathing*, and sheathing 

fasteners link the sheathing to the 

roof framing members (see Fact 

Sheet No. 7.1).

LINK 2

Accumulated roof load is routed 

through roof-to-wall connections. 

Special roof ties connect the roof 

framing to the bearing walls (see Fact 

Sheet No. 4.3).

LINK 3

Upper walls transfer loads directly to 

the lower walls. The floor framing is 

bypassed by using metal straps or 

extended exterior sheathing that directly connects upper wall studs to 

the lower wall studs. A similar connection is used to connect the lower 

wall to the main floor beam.

LINK 4

The accumulated uplift force is transferred from the main floor beams 

to the pile foundation with special 

brackets or bolts (see Fact Sheet No. 

3.3). Note: Some of this load is offset by the weight of the building.

* Although not a structural connection, the 

attachment of the roof covering to the roof 

sheathing is an essential part of protecting 

the building envelope.

Note: Horizontal load paths transferring shear 

from upper stories to the ground must also be 

analyzed.
Load path around a window opening. 

1

2

3

4

5

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.1: LOAD PATHS

2 of 2

LOAD PATHS

4

12/10

Strap

Pile

Bolts

1

2

3

Design wind

uplift load

path

4

5

Floor 

beam

Floor 

framimg

Load paths can be complex 

through a connection. It is important that each link within the 

connection be strong enough to 

transfer the full design load.

The detail at left shows a typical floor-to-pile connection. Uplift 

loads are transferred through the 

joint in the following order.

from upper story to strap

from strap to floor beam

from floor beam to bolts 

from bolts to pile

from pile to ground 

If a connection fails, an alternative load path will form. If the members and connections in the new load path 

have inadequate resistance, progressive failure can occur. Loads must be routed around openings, such as 

windows and doors. Accumulated loads on headers are transferred to the studs on the sides of the opening. 

Uplift From Roof

Jack stud

Strap

Strap

King stud

Header

Rim joist

LINK 

An adequate connection must 

be made between the header 

and the king stud in order for 

the load to continue down the 

path. 

LINK 

The bottom of a wall could 

have points of high uplift due 

to an accumulated load from 

above. Suitable hardware 

should be installed in the 

proper locations.

Load path through a pile connection. 

Developed in association with the National Association of Home Builders Research Center
Roof truss

Roof truss anchor

Bond beam

Reinforced

concrete 

masonry wall

Engineered wood roof trusses,

Key Issues designed for interior bearing

n Continuous, properly connected load paths are essential because of the higher vertical and lateral 

loads on coastal structures.

n Building materials must be durable enough to withstand the coastal environment.

n Masonry reinforcement requirements are more 

stringent in coastal areas.

Load Paths

A properly connected load path from roof to foundation 

is crucial in coastal areas (see Fact Sheets Nos. 4.1 

and 4.3). The following details show important connections for a typical masonry home.

Purpose: To highlight several important details for 

masonry construction in coastal areas.

Grout stop

Provide moisture 

barrier

Reinforced concrete masonry wall

Connector installed

according to manufacturer’s

specications

1/2" anchor bolt at

18" to 24" on center 

or as specied by

design

Oversize washer

according to design

(typical)

Roof truss anchored

in bond beam

Roof truss anchored

to top plate

Connector (typical) Roof trusses at 24" on center maximum

Direct roof truss anchor

installed according to

manufacturer’s

specications

Pressure-treated

top plate, as required

(2x4 minimum) 

Reinforced

bond 

beam

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.2: MASONRY DETAILS

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 4.2

LOAD PATHS 4

12/10

Masonry Details

Roof framing to interior masonry wall

Roof framing to masonry wall
Durability – High winds and salt-laden air can damage masonry construction. The entry of moisture into large 

cracks can lead to corrosion of the reinforcement and subsequent cracking and spalling. Moisture resistance 

is highly dependent on the materials and quality of construction.

Quality depends on:

n Proper storage of material – Keep stored materials covered and off the ground.

n Proper batching – Mortar and grout must be properly batched to yield the required strength.

n Good workmanship – Head and bed joints must be well mortared and well tooled. Concave joints and 

V-joints provide the best moisture protection (see detail above). All block walls should be laid with full 

mortar coverage on horizontal and vertical face shells. 

Block should be laid using a “double butter” technique 

for spreading mortar head joints. This practice provides 

for mortar-to-mortar contact as two blocks are laid together in the wall and prevents hairline cracking in the 

head joint.

Pressure-treated 2x4 at 24"on center, maximum Roof sheathing

Soft

8" overhang

(recommended

maximum)

8" concrete 

rake beam

with one

no. 5 (M #16)

bar minimum,

at a minimum 

depth of 4"

Concrete 

masonry

wall

90o

standard

hook

Vertical

wall

reinforcement

Wood

roof

Fascia truss

Gable end wall – cut masonry rake beam with 

ladder-type overhang

Gable end wall – cut concrete rake beam without looker-type overhang

8" overhang (recommended maximum)

1/2" anchor bolt 

at 36" on center 

maximum, or

according to 

design Moisture barrier

Notch webs 2-3/4"

for reinforcemen t

Cut concrete masonry

units to match slope;

beam height varies, 

4" minimum

Concrete masonry wall

Standard hook with lap, typical

Vertical wall reinforcement,

as required

2x4 (minimum pressure-treated wood nailer)

Typical reinforcement, one no. 5 (M #16) 

or according to design

Mesh or other grout stop device

for cells not reinforced 

Grout, as required

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.2: MASONRY DETAILS

2 of 3

LOAD PATHS

4

12/10

Gable endwall connections. 
n Protection of work in progress – Keep work in progress protected from rain. During inclement weather, the 

tops of unfinished walls should be covered at the end of the workday. The cover should extend 2 feet down 

both sides of the masonry and be securely held in place. Immediately after the completion of the walls, the 

wall cap should be installed to prevent excessive amounts of water from directly entering the masonry.

Reinforcement: Masonry must be reinforced according to the building plans. Coastal homes will typically require more reinforcing than inland homes. The following figure shows typical reinforcement requirements for a 

coastal home.

Gable Ends: Because of their exposure, gable ends are more prone to damage than are hipped roofs unless the 

joint in conventional construction at the top of the endwall and the bottom of the gable is laterally supported 

for both inward and outward forces. The figure at right shows a construction method that uses continuous masonry from the floor to the roof diaphragm with a 

raked cast-in-place concrete bond beam 

or a cut masonry bond beam.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.2: MASONRY DETAILS

3 of 3

LOAD PATHS 4

12/10

Developed in association with the National Association of Home Builders Research Center

Continuous gable endwall reinforcement. 

Masonry reinforcement.

Purpose: To highlight important building connections and illustrate the proper 

use of various types of connection hardware.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.3: USE OF CONNECTORS AND BRACKETS

1 of 4

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 4.3

LOAD PATHS 4

12/10

Use of Connectors and 

Brackets

Instead, nail connector

to outside face of both top plate

members, or nail to stud and top 

plate members

Improper connection to 

only one member of top 

plate can lead to failure 

under uplift loads

Fill all nail holes with specied fasteners, 

unless reduced nailing is specied by design

The length and diameter of the fasteners must be

as specied by the manufacturer or engineer;

some specications require non-standard nails

Material to which bracket

is attached must have

adequate thickness for

maximum bracket capacity

Offset bracket 

vertically to 

achieve minimum 

specied end 

spacing for 

bolts

Bolt, screw, or nail diameter

and quantity as specied

Proper bracket connection. Proper strap connection.

Key Issues

n In high-wind regions, special hardware is used for most 

framing connections. Toe-nailing is not an acceptable 

method for resisting uplift loads in high-wind regions.

n Hardware must be installed according to the manufacturer’s or engineer’s specifications.

n The correct number of the specified fasteners (length and diameter) must be used with connection hardware.

n Avoid cross-grain tension in connections.

n Metal hardware must be adequately protected from corrosion (see NFIP Technical Bulletin 8-96).

n Connections must provide a continuous load path (see Fact Sheet No. 4.1).

Proper fasteners must be used with 

connection hardware.

Avoid load path failure 

at roof-to-wall connections.

Never rely on toe-nailing for uplift 

connections in high-wind areas
Roof-to-Wall Connections 

are made with metal rafter 

ties or straps, sometimes 

referred to as hurricane 

straps. These connectors 

replace toe-nailing 

and provide added 

uplift resistance. 

The strap should 

extend above the 

centerline of the rafter or, for the strongest 

connection, 

completely 

over the rafter.

Truss-to-Truss and 

Rafter-to-Truss Connections are made 

with metal hangers 

specified by the truss 

designer.

Truss Member Connections are made with metal plates that connect the individual parts of a truss to form a structural component. Every joint must have a 

connector plate on each face sized and positioned according to engineered 

designs. Plates must be fully embedded, and gaps at joints should be minimized (see ANSI/TPI-1 95).

Important

Coastal environments 

are conducive to rapid 

corrosion of metals. 

All connection hardware must be properly 

protected. Galvanized 

coatings on readily 

available hardware may 

not be adequate or in 

compliance with local 

coastal building codes. 

Special-ordered hardware, re-galvanizing, 

field-applied coatings, or 

stainless steel may be 

required.

Connection Hardware Applications

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.3: USE OF CONNECTORS AND BRACKETS

2 of 4

LOAD PATHS

4

12/10
Header Connections 

are made with nailed 

straps. They transfer accumulated uplift 

loads from the header 

to the jack studs. The 

straps should extend 

the full depth of the 

header.

Joist-to-Beam Connections are made with 

ties similar to roof-to-wall connections or with 

wood blocking.

Stud-to-Stud Connections are made with 

nailed metal straps, or 

brackets with threaded 

rods, that connect 

one story to 

the next.

Stud-to-Top-Plate Connections are made with metal 

straps, nailed to the side 

and/or face of the stud and 

the top of the top plate. These 

connections replace toe-nailing or 

end-nailing and provide added uplift 

resistance. The strap should wrap 

over the top plate.

Important

These are examples of 

typical connectors used in 

residential construction. 

For the required continuous 

load path to be maintained, 

all connectors used must 

be adequate to resist the 

loads expected to act on 

them. Stronger connectors 

may be necessary in areas 

subject to high winds or 

earthquakes.

Connection Hardware Applications

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.3: USE OF CONNECTORS AND BRACKETS

3 of 4

LOAD PATHS 4

12/10
Connection Hardware Applications

Additional Resources

American National Standards Institute. National Design 

Standard for Metal Plate Connected Timber Trusses, 

ANSI/TPI-1 95.

Wall-to-Foundation 

Connections are 

made with metal 

brackets or bolts 

that connect wall 

studs and/or sill 

plates to foundation walls, beams, 

or band joists.

Continuous Rod Connections

are made with a system of 

threaded rods, couplings, and 

brackets. These connections 

can be used to tie the roof and 

walls to band joists and support beams.

Pile Connections are made with 

special brackets, spiked grids, 

bolts, or other types of connectors 

that attach the main floor beams 

to the piles. It is extremely important to follow design specifications 

for this connection (see 

Fact Sheet No. 

3.3 for further 

details).

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

4.3: USE OF CONNECTORS AND BRACKETS

4 of 4

LOAD PATHS

4

12/10

Developed in association with the National Association of Home Builders Research Center
Purpose: To explain the function of housewrap, examine its attributes, and address common problems 

associated with its use.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.1: HOUSEWRAP

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 5.1

WALL SYSTEMS 5

12/10

Housewrap

Key Issues

n Housewrap has two functions: 

to prevent airflow through a wall 

and to stop (and drain) liquid water that has penetrated through 

the exterior finish.

n Housewrap is not a vapor retarder. It is designed to allow water 

vapor to pass through.

n The choice to use housewrap 

or building paper depends on 

the climate and on specifier 

or owner preference. Both materials can provide adequate 

protection.

n Housewrap must be installed 

properly or it could be more detrimental than beneficial.

Proper installation, especially in 

lapping, is the key to successful 

housewrap use.

Purpose of Housewrap

Housewrap serves as a dual-purpose weather barrier. It not only minimizes the flow of air in and out 

of a house, but also stops liquid water and acts as 

a drainage plane. Housewrap is not a vapor retarder. 

The unique characteristic of housewrap is that it allows water vapor to pass through it while blocking 

liquid water. This permits moist humid air to escape 

from the inside of the home, while preventing outside 

liquid water (rain) from entering the home.

When Should Housewrap Be Used?

Almost all exterior finishes allow at least some water penetration. If this water continually soaks the 

wall sheathing and framing members, problems such 

as dryrot and mold growth could occur. Housewrap 

stops water that passes through the siding and allows it to drain away from the structural members. In 

humid climates with heavy rainfall, housewrap is recommended to prevent water damage to the framing. 

Use in dryer climates may not be as critical, since 

materials are allowed to adequately dry, although 

housewrap also prevents air movement through the 

wall cavity, which is beneficial for insulating purposes. 

Housewrap or Building Paper?

To answer this question, it is important to know 

what attributes are most important for a particular 

climate. Five attributes associated with secondary 

weather barriers are:

n Air permeability – ability to allow air to pass 

through

n Vapor permeability – ability to allow water vapor 

(gaseous water) to pass through

n Water resistance – ability to prevent liquid water 

from passing through

n Repels moisture – ability to prevent moisture 

absorption

n Durability – resistance to tearing and 

deterioration
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.1: HOUSEWRAP

2 of 3

WALL SYSTEMS

5

12/10

As shown in the following table, the climate where the house is located determines the importance of the 

attribute.

Product Attribute Rating Poor – Fair – Good – Excellent

Attribute When it is Important

Product Performance

Building Paper Housewrap

Air Permeability Windy and cold climates Fair Good

Vapor Permeability Hot, humid climates Fair Good

Water Resistance Windy and rainy climates Good Excellent

Repels Moisture High rainfall Good Good

Durability Windy, with possible extended exposure Fair Good

Cost Owner preference Excellent Fair

In general, housewrap is a good choice for coastal homes.

Installing Housewrap

No matter what product is used (housewrap or 

building paper), neither will work effectively if not 

installed correctly. In fact, installing housewrap incorrectly could do more harm than not using it at all. 

Housewrap is often thought of and installed as if it 

were an air retarder alone. A housewrap will channel water and collect it whether the installer intends 

it to or not. This can lead to serious water damage 

if the housewrap is installed in a manner that does 

not allow the channeled water out of the wall system. 

The following are tips for successful installation of 

housewrap:

n Follow manufacturers’ instructions.

n Plan the job so that housewrap is applied before 

windows and doors are installed.

n Proper lapping is the key – the upper layer should 

always be lapped over the lower layer.

n Weatherboard-lap horizontal joints at least 6 

inches.

n Lap vertical joints 6 to 12 inches (depending on 

potential wind-driven rain conditions).

n Use 1-inch minimum staples or roofing nails 

spaced 12 to 18 inches on center throughout.

n Tape joints with housewrap tape.

n Allow drainage at the bottom of the siding.

n Extend housewrap over the sill plate and foundation joint.

n Install housewrap such that water will never be 

allowed to flow to the inside of the wrap.

n Avoid complicated details in the design stage to 

prevent water intrusion problems.

n When sealant is required:

n use backing rods as needed,

n use sealant that is compatible with the 

climate,

n use sealant that is compatible with the materials it is being applied to,

n surfaces should be clean (free of dirt and 

loose material), and

n discuss maintenance with the homeowner.

Avoid These Common Problems

n Incomplete wrapping

Gable ends are often left unwrapped, leaving a 

seam at the low end of the gable. This method works to prevent air intrusion, but water that 

gets past the siding will run down the unwrapped 

gable end and get behind the housewrap at the 

seam. Also, it is common for builders to pre-wrap 

a wall before standing it. If this is done, the band 

joist is left unwrapped. Wrap the band joist by inserting a strip 6 to 12 inches underneath the 

bottom edge of the wall wrap. In addition, outside corners are often missed.

n Improper lapping

This often occurs because the housewrap is 

thought of as an air retarder alone. When applying the housewrap, keep in mind that it will be 

used as a vertical drainage plane, just like the 

siding.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.1: HOUSEWRAP

3 of 3

WALL SYSTEMS 5

Developed in association with the National Association of Home Builders Research Center

12/10

n Improper integration with flashing around doors and windows – See Fact Sheet No. 6.1.

n Relying on caulking or self-sticking tape to address improper lapping

Sealant can and will deteriorate 

over time. A lapping mistake corrected with sealant will have a 

limited time of effectiveness. If 

the homeowner does not perform the required maintenance, 

serious water damage could occur when the sealant eventually fails. Therefore, do not rely on 

sealant or tape to correct lapping 

errors.

Purpose: To emphasize the importance of proper roof and deck flashing, and to provide typical and enhanced flashing techniques for coastal homes.

See Fact Sheet Nos. 7.2 and 7.3 for rake and 

eave details.

Figure 1. Roof/wall flashing detail.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.2: ROOF-TO-WALL AND DECK-TO-WALL FLASHING

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 5.2

WALL SYSTEMS 5

12/10

Roof-to-Wall and 

Deck-to-Wall Flashing

Key Issues

n Poor performance of flashing and subsequent water 

intrusion is a common problem for coastal homes.

n Enhanced flashing techniques are recommended in 

areas that frequently experience high winds and driving 

rain.

n Water penetration at deck 

ledgers can cause wood 

dry rot and corrosion of 

connectors leading to deck 

collapse.

Roof and Deck Flashing Recommendations for Coastal Areas

n Always lap flashing and other moisture barriers 

properly.

n Use increased lap lengths for added protection. 

n Do not rely on sealant as a substitute for proper 

lapping. 

n Use fasteners that are compatible with or of the 

same type of metal as the flashing material.

n Use flashing cement at joints to help secure

flashing.

n At roof-to-wall intersections (see Figure 1):

n Use step flashing that has a 2- to 4-inch-longer vertical leg than normal.

n Tape the top of step flashing with 4-inch-wide 

(minimum) self-adhering modified bitumen 

roof tape.

n Do not seal housewrap or building paper to 

step flashing.

n For deck flashing:

n Follow proper installation sequence to prevent water penetration at deck ledger (see 

Figure 2).

n Leave gap between first deck board and 

flashing to allow for drainage (see Figure 3).

n Use spacer behind ledger to provide gap for 

drainage (see Figure 3).

n Use stainless steel deck connection

hardware.
Figure 2

Installation sequence for deck ledger flash-

ing.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.2: ROOF-TO-WALL AND DECK-TO-WALL FLASHING

2 of 3

WALL SYSTEMS

5

12/10
Figure 3 Deck ledger flashing.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.2: ROOF-TO-WALL AND DECK-TO-WALL FLASHING

3 of 3

WALL SYSTEMS 5

Developed in association with the National Association of Home Builders Research Center

12/10

Purpose: To provide basic design and installation tips for various types of siding that will enhance wind resistance in high-wind regions (i.e., greater than 90 miles per hour [mph] basic [gust design] wind speed)1. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

1 of 8

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 5.3

WALL SYSTEMS 5

12/10

Siding Installation in 

High-Wind Regions

Key Issues

n Siding is frequently blown off walls of residential 

and non-residential buildings during hurricanes. 

Also, wind-driven rain is frequently blown into wall 

cavities (even when the siding itself is not blown 

off). Guidance for achieving successful wind performance is presented in the following.

n To avoid wind-driven rain penetration into wall 

cavities, an effective moisture barrier (housewrap or building paper) is needed. For further information on moisture barriers, see Fact Sheet 

No. 1.9, Moisture Barrier Systems. For further 

information on housewrap, see Fact Sheet No. 

5.1, Housewrap.

n Always follow manufacturer’s installation instructions and local building code requirements.

n Use products that are suitable for a coastal environment. Many manufacturers do not rate their 

products in a way that makes it easy to determine whether the product will be adequate for 

the coastal environment. Use only siding products where the supplier can provide specific information on product performance in coastal or 

high-wind environments.

n For buildings located within 3,000 feet of 

the ocean line, stainless steel fasteners are 

recommended.

n Avoid using dissimilar metals together.

n The installation details for starting the first (lowest) course of lap siding can be critical. Loss 

of siding often begins at the lowest course and 

proceeds up the wall (Figures 4 and 12). This 

is particularly important for elevated buildings, 

where the wind blows under the building as well 

as against the sides.

n When applying new siding over existing siding, 

use shims or install a solid backing to create a 

uniform, flat surface on which to apply the siding, 

and avoid creating gaps or projections that could 

catch the wind.

n Coastal buildings require more maintenance 

than inland buildings. This maintenance requirement needs to be considered in both the selection and installation of siding.

Moisture barrier (also known as a water-resistive 

barrier): In the context of residential walls, the 

moisture barrier is either housewrap or building 

paper (felt). The moisture barrier occurs between 

the wall sheathing and the siding. It is a dual-purpose layer that sheds water that gets through the 

siding and limits air flow through the wall. When 

properly sealed, housewrap is considered an air 

barrier. Although building paper provides some 

resistance to air flow, it is not considered an air 

barrier. Moisture barriers shed water, but they allow water vapor to pass through them.

For further guidance on principles, materials, and 

procedures for the design and construction of 

walls to make them resistant to water intrusion, 

see American Society for Testing and Materials 

(ASTM) E 2266, Standard Guide for Design and 

Construction of Low-Rise Frame Building Wall 

Systems to Resist Water Intrusion.

1 The 90 mph speed is based on ASCE 7-05. If ASCE 7-10 is being used, the equivalent wind speed is 116 mph for Risk Category II buildings.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

2 of 8

WALL SYSTEMS

5

12/10

High-wind siding Standard siding

Vinyl Siding

Vinyl siding can be used successfully 

in a coastal environment if properly designed and installed.

Windload Resistance

Vinyl siding is required by the International Building Code (IBC) and the 

International Residential Code (IRC) to 

comply with ASTM D 3679, Standard 

Specification for Rigid Poly (Vinyl Chloride) (PVC) Siding. Both the IBC and IRC 

require static pressure testing over solid 

wall surfaces capable of independently 

resisting the design wind pressures to 

approximate loading conditions that occur in 110-mph wind zone areas for a 

building up to 30 feet in height in Exposure B.2 Most vinyl siding has also been 

tested for higher wind pressures and can 

be used in locations with a higher basic wind speed, greater building height, 

more open exposure, or some combination of these. While vinyl siding wind 

pressure ratings found in most product 

literature are based on tests of the vinyl 

over an approved sheathing capable of 

independently resisting the design wind 

pressures, methods of installation that 

rely on a combination of wind resistance 

provided by exterior wall sheathing, vinyl 

siding, and interior wall sheathing are available for 

some applications. The design wind pressure or wind 

speed for which these products are rated, as well 

as requirements for sheathing behind the vinyl siding are available from product literature, installation 

instructions, or listings of agencies such as the International Code Council (ICC) Evaluation Service.

n For design wind speeds greater than 110 mph 

per ASCE 7-05, or 139 mph per ASCE 7-10, or, 

building heights greater than 30 feet, or Exposure 

C, choose a siding product rated for those conditions or higher. The manufacturer’s product literature or installation instructions should specify 

the fastener type, size and spacing, and any other 

installation details such as requirements for the 

sheathing materials behind the vinyl siding needed to achieve this rating.

n Products that have been rated for high winds typically have an enhanced nailing hem and are sometimes made from thicker vinyl (Figure 1). Thick, 

rigid panels provide greater wind resistance, 

withstand dents, and lie flatter and straighter 

against the wall. Optimum panel thickness should 

be 0.040 to 0.048 

inches, depending 

on style and design. 

Thinner gauge vinyl 

works well for stable climates; thicker gauge vinyl is recommended 

for areas with high winds and high temperature 

changes.

n Position nails in the center of the nailing slot 

(Figure 2). To allow for thermal movement of the 

siding, do not drive the head of the nail tight 

against the nail hem (unless the hem has been 

specifically designed for this). Allow approximately 1/32 inch (which is about the thickness 

of a dime) clearance between the fastener head 

and the siding panel (Figure 3).

n Drive nails straight and level to prevent distortion and buckling in the panel.

n Do not caulk the panels where they meet the 

receiver of inside corners, outside corners, or 

J-trim. Do not caulk the overlap joints.

n Do not face-nail or staple through the siding. 

Figure 1. Features of typical high-wind siding and standard siding.

2 The 110 mph wind speed is based on ASCE 7-05. If ASCE 7-10 is used, the equivalent wind speed is 139 mph for Risk Category II buildings.

Figure 3. Allow 1/32" 

clearance between the 

fastener head and the 

siding panel.

Figure 2. Proper and improper fastener locations.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

3 of 8

WALL SYSTEMS 5

12/10

n Use aluminum, galvanized steel, or other corrosion-resistant nails when installing vinyl siding. 

Aluminum trim pieces require aluminum or stainless steel fasteners.

n Nail heads should be 5/16 inch minimum in diameter. Shank should be 1/8 inch in diameter.

n Use the manufacturer-specified starter strip to 

lock in the first course; do not substitute other accessories such as a J-channel or utility trim 

(Figure 4) unless specified by the manufacturer. 

If the manufacturer specifies a particular strip 

for high-wind applications, use it. Make sure that 

the starter strip is designed to positively lock the 

panel, rather than just hooking over a bulge in 

the strip; field test the interlock before proceeding with the installation. Make sure that every 

course of siding is positively locked into the previous course (Figure 5). Push the panel up into 

the lock from the bottom before nailing rather 

than pulling from the top. Do not attempt to align 

siding courses with adjacent walls by installing 

some courses loosely.

n Make sure that adjacent panels overlap properly, about half the length of the notch at the end 

of the panel, or approximately 1 inch. Make sure 

the overlap is not cupped or gapped, which is 

caused by pulling up or pushing down on the siding while nailing. Reinstall any panels that have 

this problem.

n Use utility trim under windows or anywhere the 

top nail hem needs to be cut from siding to fit 

around an obstacle. Be sure to punch snap-locks 

into the siding to lock into the utility trim. Do not 

overlap siding panels directly beneath a window 

(Figure 6).

n At gable end walls, it is recommended that vinyl siding be installed over approved sheathing capable of independently resisting the full 

design wind pressures rather than over plastic foam sheathing or combinations of exterior 

foam sheathing and interior gable end sheathing except as provided for in the IRC Section 

R703.11.2. Figure 7 depicts the vulnerability of 

siding on gable end walls not properly sheathed 

with approved materials capable of independently resisting the full design wind pressures. 

n Install vinyl siding in accordance with manufacturer’s installation instructions and local building 

code requirements. Ensure product rating is appropriate for the intended application.

n It is recommended that vinyl siding installers be 

certified under the VSI Certified Installer Program 

sponsored by the Vinyl Siding Institute. 

Figure 4. Utility trim was substituted for the starter 

strip and the bottom lock was cut off the siding. Siding 

was able to pull loose under wind pressure. 

Figure 5. The siding panel was not properly locked into 

the panel below. 

Figure 6. Proper detailing around windows and other 

obstacles is important. Use utility trim, punch snaplocks into siding, and do not overlap directly beneath 

a window. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

4 of 8

WALL SYSTEMS

5

12/10

Wood Siding

n Use decay-resistant wood such as redwood, cedar, or cypress. See the Sustainable Design section regarding certified wood.

n To improve longevity of paint, back-prime wood 

siding before installation.

n Carefully follow manufacturer’s detailing instructions to prevent excessive water intrusion behind 

the siding.

n For attachment recommendations, see Natural 

Wood Siding: Selection, Installation and Finishing, published by the Western Wood Products 

Association.

This publication recommends an air gap between 

the moisture barrier and the backside of the siding 

to promote drainage and ventilation. Such a wall 

configuration is referred to as a rain screen wall. 

See the text box on page 5.

n Follow the installation details shown in Figures 

8a and 8b. (Note: Although these details do not 

show a rain screen, inclusion of vertical furring 

strips to create a rain screen is recommended.) 

Figure 7. The vinyl siding at this gable was installed 

over plastic foam insulation. Without wood sheathing, 

the wind pressures on the vinyl are increased. Also, 

if the siding blows away, the foam insulation is very 

vulnerable to blow-off. With loss of the foam insulation, 

wind-driven rain can freely enter the attic, saturate the 

ceiling insulation, and cause collapse of the ceiling.

Figure 8a. Wood siding installation details.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

5 of 8

WALL SYSTEMS 5

12/10

Pressure-equalized rain screen wall system

In areas that experience frequent wind-driven rain 

and areas susceptible to high winds, it is recommended that a rain screen design be considered 

when specifying wood or fiber cement siding. 

(Typical vinyl siding products inherently provide air 

cavities behind the siding that facilitate drainage. 

Therefore, incorporation of vertical furring strips 

is normally not applicable to this type of wall covering.) A rain screen design is accomplished by 

installing suitable vertical furring strips between 

the moisture barrier and siding material (see 

Figure 9). The cavity facilitates drainage of water 

from the space between the moisture barrier and 

backside of the siding and it facilitates drying of 

the siding and moisture barrier. 

Furring strip attachment: For 1 by 2 inches furring 

strips, tack strips in place and use siding nails 

that are 3/4 inch longer than would be required 

if there were no strips (to maintain the minimally 

required siding nail penetration into the studs). 

For thicker furring strips, an engineered attachment is recommended.

At the bottom of the wall, the cavity should be 

open to allow water drainage. However, the opening should be screened to avoid insect entry. 

At the wall/soffit juncture, the top of the cavity 

can open into the attic space to provide inlet air 

ventilation, thereby, eliminating soffit vents and 

their susceptibility to wind-driven rain entry. If the 

rain screen cavity vent path is used instead of 

soffit vents, the depth of the cavity needs to be 

engineered to ensure that it provides sufficient 

air flow to ventilate the attic.

Figure 8b. Wood siding installation details.

Figure 9. Pressure-equalized rain screen system.

Fiber Cement Siding

n Installation procedures are similar to those 

for wood siding, but require specialized cutting 

blades and safety precautions because of the 

dust produced during cutting with power tools. 

Manufacturer’s installation recommendations 

should be strictly adhered to, and particular attention paid to the painting and finishing recommendations for a high-quality installation.

n Always seal field-cut ends according to the manufacturer’s instructions. Properly gap the intersection between siding edges and other building 

components and fill the gap with sealant.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

6 of 8

WALL SYSTEMS

5

12/10

n Always consult and follow the manufacturer’s 

installation requirements for the needed wind 

speed rating or design pressure (refer to the 

manufacturer’s building code compliance evaluation report). Observe the manufacturer’s fastener specifications, including fastener type and 

size, spacing, and penetration requirements. Do 

not over drive or under drive.

n At gable end walls, it is recommended that fiber 

cement siding be installed over wood sheathing 

rather than over plastic foam sheathing.

n Keep blind nails between 3/4 and 1-inch from 

the top edge of the panel (Figure 10). Be sure to 

drive nails at least 3/8 inch from butt ends, or 

use manufacturer-specified joiners.

n Face nailing (Figure 11) instead of blind nailing 

is recommended where the basic (design) wind 

speed is 100 mph or greater. If the local building 

code or manufacturer specifies face nailing at a 

lower wind speed, install accordingly.

n Do not leave the underside of the first course exposed or extending beyond the underlying material (Figure 12). Consider the use of a trim board 

to close off the underside of the first course.

Sustainable Design

Material selection for sustainable sources and 

durability

For wood products, it is best to select material that 

has been certified by a recognized program such 

as the American Tree Farm System® (ATFS), the 

Forest Stewardship Council (FSC) or the Sustainable 

Forestry Initiative® (SFI). Not only do these programs 

verify that wood is harvested in a more responsible 

fashion, but they also verify that the use of chemicals and genetic engineering of these products is 

avoided. 

The following publications discuss sustainable aspects of vinyl siding:

A Dozen Things You Might Not Know That Make Vinyl 

Siding Green (available online at http://vinylsiding.

org/greenpaper/090710_Latest_Revised_Green_

paper.pdf).

Siding with the Environment (available online at http://

www.vinylsiding.org/publications/final_Enviro_

single_pg.pdf).

Figure 10. Blind nailing. 

Figure 12. Blind nailed siding installed with exposed 

gap at bottom (red circle) is vulnerable to failure.

Figure 11. Face nailing. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

7 of 8

WALL SYSTEMS 5

12/10

Energy Conservation and Air Barriers

Uncontrolled air leakage through the building envelope is often overlooked. The U.S. Department of 

Energy estimates that 40 percent of the cost of heating or cooling the average American home is lost due 

to uncontrolled air leakage. In warmer climates, it is 

a lower percentage of loss. An air barrier system can 

reduce the heating, ventilation, and cooling (HVAC) 

system size, resulting in reduced energy use and 

demand.

Uncontrolled air leakage can also contribute to premature deterioration of building materials, mold and 

moisture problems, poor indoor air quality, and compromised occupant comfort. When uncontrolled air 

flows through the building envelope, water vapor 

moves with it. Controlling the movement of moisture 

by air infiltration requires controlling the air pathways 

and/or the driving force.

To effectively control air leakage through the building envelope, an effective air barrier is required. To 

be effective, it needs to be continuous; therefore, 

air barrier joints need to be sealed and the barrier 

needs to be sealed at penetrations through it. The Air 

Barrier Association of America recommends that materials used as a component of a building envelope 

air barrier be tested to have an air infiltration rate of 

less than 0.004 cubic feet per minute (cfm)/square 

foot, assemblies of materials that form the air barrier 

be tested to have an air infiltration rate of less than 

0.04 cfm/square foot, and the whole building exterior enclosure have an air infiltration rate of less than 

0.4 cfm/square foot.

Air Barrier Systems Installed Behind Siding

Housewrap is the most common air barrier material 

for residential walls. To be effective, it is critical that 

the joints between sheets of housewrap be sealed as 

recommended by the manufacturer, and penetrations 

(other than fasteners) should also be sealed. At transitions between the housewrap and door and window 

frame, use of self-adhering modified bitumen flashing 

tape is recommended. 

An air barrier should be installed over a rigid material, or it will not function properly. It also needs to be 

restrained from pulling off of the wall under negative 

wind pressures. For walls, wood sheathing serves as 

a suitable substrate, and the siding (or furring strips 

in a rain screen wall system) provide sufficient restraint for the air barrier. 

At the base of the wall, the wall air barrier should be 

sealed to the foundation wall. If the house is elevated on piles, the wall barrier should be sealed to an air 

barrier installed at the plane of the floor. 

If the building has a ventilated attic, at the top of the 

wall, the wall air barrier should be sealed to an air 

barrier that is installed at the plane of the ceiling. 

If the building has an unventilated attic or no attic, 

at the top of the wall, the wall air barrier should be 

sealed to an air barrier that is installed at the plane 

of the roof (the roof air barrier may be the roof membrane itself or a separate air barrier element). 

Siding Maintenance

For all siding products, it is very important to periodically inspect and maintain the product especially 

in a coastal environment. This includes recoating 

on a scheduled maintenance plan that is necessary 

according to the manufacturer’s instructions and a 

periodic check of the sealant to ensure its durability. 

Check the sealant for its proper resiliency and that it 

is still in place. Sealant should be replaced before it 

reaches the end of its service life.

Air barrier: A component installed to provide a 

continuous barrier to the movement of air through 

the building envelope. Housewrap is a common 

air barrier material for residential walls. Although 

very resistant to airflow, housewrap is very vapor 

permeable and therefore is not suitable for use 

as a vapor retarder.

Vapor retarder: A component installed to resist 

diffusion of water vapor and provide a continuous 

barrier to movement of air through the building 

envelope. Polyethylene is a common vapor retarder material for residential walls. To determine 

whether or not a vapor retarder is needed, refer 

to the appropriate provisions of Chapter 14 of 

the 2009 IBC or Chapter 6 of the 2009 IRC. Also 

refer to the Moisture Control section of the NRCA 

Roofing and Waterproofing Manual, published 

by the National Roofing Contractors Association 

(NRCA) (http://www.nrca.net).

ASTM E 1677, Standard Specification for an Air 

Retarder (AR) Material or System for Low-Rise 

Framed Building Walls: This specification covers 

the minimum performance and acceptance criteria for an air barrier material or system for framed 

walls of low-rise buildings with the service life of 

the building wall in mind. The provisions contained in this specification are intended to allow 

the user to design the wall performance criteria 

and increase air barrier specifications to accommodate a particular climate location, function, or 

design of the intended building.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.3: SIDING INSTALLATION IN HIGH-WIND REGIONS

8 of 8

WALL SYSTEMS

5

12/10

Developed in association with the National Association of Home Builders Research Center

Additional Resources

American Tree Farm System®, ATFS (http://www.treefarmsystem.org/index.shtml). 

Forest Stewardship Council, FSC (http://www.fsc-info.org)

International Code Council. International Building Code. 2009. (http://www.iccsafe.org)

International Code Council. International Residential Code. 2009. (http://www.iccsafe.org)

Sustainable Forestry Initiative® Program, SFI (http://www.sfiprogram.org)

Vinyl Siding Institute, VSI (http://www.vinylsiding.org)
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS

1 of 5

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 5.4

WALL SYSTEMS 5

12/10

Attachment of Brick Veneer 

in High-Wind Regions

Purpose: To recommend practices for installing 

brick veneer that will enhance wind resistance in 

high-wind regions (i.e., greater than 90-miles per 

hour [mph] basic [gust design] wind speed).1

Key Issues 

n When not adequately attached, brick veneer is 

frequently blown off walls of residential and nonresidential buildings during hurricanes (Figure 1). 

When brick veneer fails, wind-driven water can enter and damage buildings, and building occupants 

can be vulnerable to injury from windborne debris (particularly if walls are sheathed with plastic foam insulation or wood fiberboard instead of 

wood panels). Pedestrians in the vicinity of damaged walls can also be vulnerable to injury from 

falling veneer (Figure 2). 

n Common failure modes include tie (anchor) corrosion (Figure 3), tie fastener pull-out (Figure 4), 

failure of masons to embed ties into the mortar 

(Figure 5), and poor bonding between ties and 

mortar and mortar of poor quality (Figure 6). 

n Ties are often installed before brick laying begins. When this is done, ties are often improperly placed above or below the mortar joints. When 

misaligned, the ties must be angled up or down 

in order for the ties to be embedded into the mortar joints (Figure 7). Misalignment not only reduces embedment depth, but also reduces the effectiveness of the ties because wind forces do not 

act parallel to the ties themselves. 

n Corrugated ties typically used in residential veneer construction provide little resistance to 

compressive loads. Use of compression struts 

would likely be beneficial, but off-the-shelf devices do not currently exist. Two-piece adjustable 

ties (Figure 8) provide significantly greater compressive strength than corrugated ties and are, 

therefore, recommended. However, if corrugated 

ties are used, it is recommended that they be installed as shown in Figures 9 and 10 in order to 

enhance their wind performance. 

Figure 1. Failed brick veneer over plywood. Many of 

the ties are still attached to the substrate, but several 

of the tie fasteners pulled out of the substrate and the 

ties are embedded in the collapsed veneer. Estimated 

wind speed: 107 miles per hour (peak gust, Exposure 

C, at 33 feet).

Figure 2. The upper portion of the brick veneer at 

this apartment building collapsed. Pedestrian and 

vehicular traffic in the vicinity of the damaged wall are 

vulnerable to injury and damage if remaining portions 

of the wall were to collapse during subsequent storms. 1 The 90 mph speed is based on ASCE 7-05. If ASCE 7-10 is being 

used, the equivalent wind speed trigger is 115 mph for Risk Category 

II buildings. 
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.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS

2 of 5

WALL SYSTEMS

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.

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 6. This tie was embedded in the mortar, but the 

bond was poor.

Figure 7. Misalignment of the tie reduces the embedment and promotes veneer 

failure.

Figure 8. Examples of twopiece adjustable ties.

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.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS

3 of 5

WALL SYSTEMS 5

12/10

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 

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.
Figure 9. Bend ties at nail heads.

Figure 10. Tie embedment.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS

4 of 5

WALL SYSTEMS

5

12/10

Tie Installation 

n Install ties as the brick is laid so that the ties 

are properly aligned with the brick coursing. 

Alternatively, instead of installing ties as the 

brick is laid, measure the locations of the brick 

coursing, snap chalk lines, and install ties so 

that they are properly aligned with the coursing, 

and then install the brick.

n Install brick ties spaced based on the appropriate wind speed and stud spacing shown in Table 

1. In areas where the 2006 Edition of the IBC or 

IRC are adopted, install brick veneer ties as noted in Table 1 but with a maximum vertical spacing of no more than 18 inches to satisfy the requirements of TMS 402-05.

n Locate ties within 8 inches of door and window 

openings and within 12 inches of the top of veneer sections.

n Bend the ties at a 90-degree angle at the nail 

head in order to minimize tie flexing when the 

ties are loaded in tension or compression (Figure 

9).

n Embed ties in joints so that mortar completely 

encapsulates the ties. Embed a minimum of 1 

1/2 inches into the bed joint, with a minimum 

mortar cover of 5/8 inch to the outside face of 

the wall (Figure 10). 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

5.4: ATTACHMENT OF BRICK VENEER IN HIGH WIND REGIONS

5 of 5

WALL SYSTEMS 5

12/10

Developed in association with the National Association of Home Builders Research Center

Table 1. Brick Veneer Tie Spacing

Wind Speed (mph)

(3–Second Peak Gust) Wind Pressure (psf)

Maximum Vertical Spacing for Ties (inches)

16" stud spacing 24" stud spacing

 90 –19.5 24a,b 16a

100 –24.1 24a,b 16a

110 –29.1 201⁄2 b 131⁄2

120 –34.7 17 NAc

130 –40.7 15 NAc

140 –47.2 13 NAc

150 –54.2 11 NAc

Notes:

1. The tie spacing is based on wind loads derived from Method 1 of ASCE 7-05, for the corner area of buildings up to 30’ high, located in 

Exposure B with an importance factor (I) of 1.0 and no topographic influence. For other heights, exposures, or importance factors, engineered designs are recommended.

2. Spacing is for 21⁄2" long 8d common (0.131" diameter) ring-shank fasteners embedded 2” into framing. Fastener strength is for wall framing with a Specific Gravity G=0.55 with moisture contents less than 19 percent and the following adjustment factors, Ct

=0.8; and CD, CM, 

Ceg, and Ctn=1.0. Factored withdrawal strength W'=65.6#.

3. The brick veneer tie spacing table is based on fastener loads only and does not take into account the adequacy of wall framing, sheathing, and other building elements to resist wind pressures and control deflections from a high-wind event. Prior to repairing damaged brick 

veneer, the adequacy of wall framing, wall sheathing, and connections should be verified by an engineer.

a Maximum spacing allowed by ACI 530-08.

b In locales that have adopted the 2006 IBC/IRC, the maximum vertical spacing allowed by ACI 530-05 is 18".

c 24" stud spacing exceeds the maximum horizontal tie spacing of ACI 530-08 prescribed for wind speeds over 110 mph.

Additional Resources

Brick Industry Association (BIA). (http://www.gobrick.com)

n Technical Notes 28 – Anchored Brick Veneer, Wood Frame Construction

n Technical Notes 28B – Brick Veneer/Steel Stud Walls

n Technical Notes 44B – Wall Ties 

Purpose: To provide flashing detail concepts for 

window and door openings that:

n give adequate resistance to water intrusion in 

coastal environs,

n do not depend solely on sealants,

n are integral with secondary weather barriers 

(i.e., housewrap or building paper – see Fact 

Sheet No. 5.1), and

n are adequately attached to the wall.

Key Issues

Water intrusion around window and door openings 

can cause dry rot and fastener corrosion that weaken 

the window or door frame or the wall itself, and lead 

to water damage to interior finishes, mold growth, and 

preventable building damage during coastal storms. 

Proper flashing sequence must be coordinated 

across responsibilities sometimes divided between 

two or more trade activities (e.g., weather barrier, window, and siding installation).

To combat wind-driven rain penetration and high 

wind pressures, window and door frames must be 

adequately attached to walls and they must be adequately integrated with the wall’s moisture barrier 

system (see Fact Sheet No. 1.9).

ASTM E 2112

Detailed information about window and door installation is provided in the American Society for Testing 

and Materials (ASTM) standard ASTM E 2112, a 

comprehensive installation guide intended for use in 

training instructors who in turn train the mechanics 

who actually perform window and door installation. 

The standard concentrates on detailing and installation procedures that are aimed at minimizing water 

infiltration. 

The standard includes a variety of window and door 

details. The designer should select the details 

deemed appropriate and modify them if necessary 

to meet local weather conditions, and the installer 

should execute the selected details as specified in 

the standard or as modified by the designer.

Section 1.5 states that if the manufacturer’s instructions conflict with E 2112, the manufacturer’s 

instructions shall prevail. However, because a 

manufacturer’s instructions may be inferior to the 

guidance provided in the standard, any conflict between the manufacturer’s requirements and the 

standard or contract documents should be discussed among and resolved by the manufacturer, 

designer, and builder.

Specific Considerations

Pan flashings: Windows that do not have nailing 

flanges, and doors, are typically installed over a pan 

flashing (see Figure 1). Section 5.16 of ASTM E 2112 

discusses pan flashings and refers to Annex 3 for 

minimum heights of the end dam and rear leg. Annex 

3 shows a maximum end dam height of 2 inches, 

which is too low for areas prone to very high winds 

(i.e., wind speed greater than 110 mph). Where the 

wind speed is greater than 110 mph, the end dam 

should be 3 to 4 inches high (the higher the wind 

speed, the higher the dam). (Note: Annex 3 says that 

“high rain and wind are usually not simultaneous.” 

However, this statement is untrue for coastal storms, 

in which extremely high amounts of rain often accompany very high winds.)

Figure 1. Pan Flashing

Purpose: To provide flashing detail concepts for window and door openings that:

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 6.1

OPENINGS 6

12/10

6.1: WINDOW AND DOOR INSTALLATION

Window and Door 

Installation
Although not discussed in ASTM E 2112, for installations that require an exposed sealant joint, 

installation of a removable stop (see Figure 2) is 

recommended to protect the sealant from direct exposure to the weather and reduce the wind-driven 

rain demand on the sealant.

Exterior Insulation Finishing Systems (EIFS): Although 

not discussed in ASTM E 2112, when a window or 

door assembly is installed in an EIFS wall assembly, 

sealant between the window or door frame and the 

EIFS should be applied to the EIFS base coat. After 

sealant application, the top coat is then applied. (The 

top coat is somewhat porous; if sealant is applied to 

it, water can migrate between the top and base coats 

and escape past the sealant.)

Frame anchoring: Window and door frames should be 

anchored to the wall with the type and number of fasteners specified by the designer.

Shutters: If shutters are installed, they should be anchored to the wall, rather than the window or door 

frame (see Figure 3).

Weatherstripping: E 2112 does not address door 

weatherstripping. However, weatherstripping is necessary to avoid wind-driven rain penetration. A variety 

of weatherstripping products are available as shown 

in Figures 4 through 9.

Figure 4. Drip at door head and drip with hook at head

Figure 2. Protection of sealant with a stop.

Figure 3. Hurricane Georges in Puerto Rico. 

The window lying on the ground was protected by 

a shutter. However, the shutter was attached to the 

window frame. The window frame fasteners were 

over-stressed and the entire assembly failed. Attachment of the shutter directly to the wall framing is a 

more reliable method of attachment.

Figure 5. Door 

shoe with drip and 

vinyl seal.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

6.1: WINDOW AND DOOR INSTALLATION

2 of 3

OPENINGS

6

12/10
Figure 7. Automatic 

door bottom. Figure 8. Adjustable jamb/head weatherstripping.

Additional Resources

American Society for Testing and Materials. ASTM E 2112, Standard Practice for Installation of Exterior Windows, 

Doors and Skylights. (www.astm.org)

Note: Set the threshold in butyl 

sealant. If a drain pan exists 

underneath the threshold, weep 

holes must not be blocked with 

sealant or debris.

Figure 9. Threshold

Figure 6. Neoprene 

door bottom sweep.

6.1: WINDOW AND DOOR INSTALLATION

Developed in association with the National Association of Home Builders Research Center

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 3

OPENINGS 6

12/10

Purpose: To provide general information about the selection and installation of storm shutters and 

impact-resistant glazing and other types of opening protection in windborne debris regions.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 6.2

OPENINGS 6

12/10

Protection of Openings– 

Shutters and Glazing

Opening Requirements in Codes and Standards

What Are “Hurricane-Prone Regions” and “Windborne Debris Regions”?

According to the 2009 International Building Code 

(IBC) and the 2009 International Residential Code 

(IRC), hurricane-prone regions are areas vulnerable 

to hurricanes such as:

1. The U.S. Atlantic Ocean and Gulf of Mexico 

coasts where the basic wind speed is greater 

than 90 mph1 (40 m/s).

2. Hawaii, Puerto Rico, Guam, the U.S. Virgin Islands, and American Samoa.

Wind-borne debris regions are defined as areas within portions of hurricane-prone regions located within 

1 mile (1.61 km) of the coastal mean high water line 

where the basic wind speed is 110 mph (48 m/s)1 or 

greater; or portions of hurricane-prone regions where 

the basic wind speed is 120 mph (53 m/s)1 or greater; or Hawaii.

Sections 1609.1.2 and R301.2.1.2, of the 2009 editions of the IBC and IRC, respectively, address the 

Protection of Openings. These sections state that 

in wind-borne debris regions, glazing in buildings 

shall be impact resistant or protected with an impact-resistant covering that meets the requirements 

of an approved impact-resistant standard or the 

American Society of Testing and Materials (ASTM) 

standards ASTM E 1996 and ASTM E 1886. Wood 

structural panels could be used as an alternative to 

provide protection so long as they meet local building code requirements. Panel attachment should be 

in accordance with Table 1609.1.2 (IBC) and Table 

R301.2.1.2 (IRC) and installed using corrosion-resistant attachment hardware and anchors permanently 

installed on the building. Under provisions of the IBC, 

wood structural panels are permitted for Group R-3 

and R-4 buildings with a mean roof height of 45 feet 

(13,716 mm) or less where wind speeds do not exceed 140 mph (63 m/s). Under provisions of the 

IRC, wood structural panels are permitted for buildings with a mean roof height of 33 feet (10,058 mm) 

or less where wind speeds do not exceed 130 mph2 

(58 m/s). Figure 1 shows a house utilizing wood 

structural panels to provide opening protection.

ASCE/SEI 7-05 also discusses the protection of 

glazed openings in Section 6.5.9.3. The section 

states, “Glazing in buildings located in wind-borne 

debris regions shall be protected with an impactprotective system or be impact-resistant glazing 

according to the requirements specified in ASTM 

E1886 and ASTM E1996 or other approved test 

methods and performance criteria. The levels of impact resistance shall be a function of Missile Levels 

and Wind Zones specified in ASTM E 1886 and ASTM 

E 1996”. Exceptions to this are noted in Section 

6.5.9.3.

1 ASCE 7-05 wind speed – in order to recalculate this for ASCE 7-10 divide the ASCE 7-05 wind speed by 0.60.5

Figure 1. Wood structural panels installed in accordance with building code requirements are a costeffective means of protection, but they should be adequately attached so they themselves do not become 

windborne debris.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

2 of 6

OPENINGS

6

12/10

Anchorage

Window and door assemblies must be strong enough 

to withstand wind pressures acting on them and be 

fastened securely enough to transfer those wind 

pressures to the adjacent wall. Pressure failures of 

doors or windows can allow glazing to fracture or glazing frames or supports to fail. Anchorage failures can 

allow entire door or window units to be ripped from 

the walls. Either type of failure results in the failure 

of the building envelope and allows wind and water to 

enter the building.

Shutters

Why Are Storm Shutters Needed?

If glazing is not resistant to windborne debris, then 

shutters are an important part of a hurricane-resistant home. They provide protection for glass doors 

and windows against windborne debris, which is 

often present in hurricanes. Keeping the building envelope intact (i.e., no window or door breakage) is 

vital to the integrity of a home. If the envelope is 

breached, sudden pressurization of the interior may 

result in major structural or non-structural damage 

(e.g., roof loss) and will lead to significant interior 

and contents damage from wind-driven rain. The addition of shutters will not eliminate the potential for 

wind-driven rain entering the building, but will improve 

the building’s resistance to it.

Where Are Storm Shutters Required and 

Recommended?

Model building codes, which incorporate wind provisions from ASCE 7 (1998 edition and later), require 

that buildings within the windborne debris region (see 

Figure 5 of this fact sheet), either (1) be equipped 

with shutters or impact-resistant glazing and designed as enclosed structures or (2) be designed as 

partially enclosed structures (as if the windows and 

doors are broken out). However it should be noted 

that the alternative to design a Risk Category II building (defined in ASCE 7-10) as a partially enclosed 

structure was removed from ASCE 7-10 and it now 

requires that all Risk Category II structures in the 

wind-borne debris region be designed to be enclosed 

structures with impact-resistant glazing or equipped 

with a shutter system. It is also recommended to 

give strong consideration to the use of 

opening protection in all hurricane-prone 

areas where the basic wind speed is 

100 mph (3-second gust speed) or greater, even though the IBC and IRC building 

codes do not require it. Designers should 

check with the jurisdiction to determine 

whether state or local requirements for 

opening protection exceed those of the 

model code.

Note: When glazing protection is provided by 

shutters, screens, or other panel systems, the 

glazing and glazing frame should be designed 

and constructed to resist the full design loads 

(i.e., do not assume that the shutter will be decreasing the wind pressure on the glazing). Also 

note that it should be assumed that the shutter 

will not significantly decrease the wind-driven rain 

demand on the glazed assembly.

WARNING: A shutter 

may look like it is capable of withstanding 

windborne missiles; unless it is tested, however, its missile 

resistance is unknown.

Figure 2. Metal panel shutter . The shutter is installed in a track permanently mounted above and below the window frame. The shutter 

is placed in the track and secured with wing nuts to studs mounted 

on the track. This type of shutter is effective and quickly installed, 

and the wing nut and stud system provides a secure anchoring 

method. Track designs that have permanently mounted studs for the 

nuts have been shown to be more reliable than track designs using 

studs that slide into the track.
6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 6

OPENINGS 6

12/10

Shutter Styles 

Shutter styles include colonial, Bahama, roll-up, and accordion.

What Types of Shutters Are Available?

A wide variety of shutter types are available, from 

the very expensive motor-driven, roll-up type, to the 

less expensive temporary wood structural panels. 

Designers can refer to Miami-Dade County, Florida, 

which has established a product approval mechanism for shutters and other building materials to 

ensure they are rated for particular wind and windborne debris loads (see the “Additional Resources” 

section). Figures 3 and 4 illustrate some of the shutter styles available.

Note: Many coastal homes have large and unusually shaped windows, which will require 

expensive, custom shutters. Alternatively, such 

windows can be fabricated with laminated (impact-resistant) glass.

Colonial shutters

Bahama shutter 

Roll-up shutter Accordion shutter

Figure 3. Colonial shutters, Bahama style shutters, Roll-up style shutters, and Accordion style shutters.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

4 of 6

OPENINGS

6

12/10

Window glazing

Window sill

Siding

Finish wall

2"x4" trim

2"x4" vertical

stiffeners

15/32" plywood

minimum

16d double 

headed -

3 1

2" nails

16d - 3 1

2"

nails

Stud framed

wall system

Masonry wall

system

15/32" plywood

minimum

2"x4" vertical

stiffeners

Window glazing

Window sill

Finish wall

Caulk

Aluminum

channel

1"x1"x1"x 1

8"

No. 10 screw

1 1

2" minimum

1 1

2" minimum

No. 10 screw

1

2" plywood

trim

Wood shim

(shutter 

thickness

plus 1

8")

3"

Window sill

Window glazing

15/32" plywood

minimum

Stud framed

wall system

Brick veneer

Ledger

2"x4" trim

Finish wall

Mark all shutter

sections for

location and

orientation

(typical)

Panel

strength

axis

(typical)

2"x4" vertical

stiffeners

Note: adjust stiffeners

as necessary. Use

No. 2 2"x4" at 16" o.c.

or No. 2 2"x6" 

at 16" o.c.

Attach plywood

sections to

stiffeners with

16d nails 6" o.c.

(typical)

4"

1

4" x 1" screw in anchor

(

1

4" x 1 1/2" for stucco)

at 6" (4") o.c.

1 1

2" minimum

1

4" Lag screw must be long

enough to penetrate veneer

and into window framing

at 6” o.c.

See APA Guidance for additional details and nail specifications.

Only for use on residential structures with a mean roof height of 45 feet or less.

*For a latch bolt option of masonry walls see the APA guidance.

Wood Stud Wall Masonry Wall Wood Stud with Brick Veneer

Figure 4. Common methods for plywood shutter attachment to wood-frame and masonry walls. 

(For actual shutter design, refer to design drawings or see the APA, Engineered Wood Association guidelines for 

constructing plywood shutters.)

Shutter Type Cost Advantages 

Shutter Type Cost Advantages Disadvantages

Wood structural 

panels Low Inexpensive

Must be installed and taken down every time they are needed; 

must be adequately anchored to prevent blow-off; difficult to 

install on upper levels; storage space is needed.

Metal or 

polycarbonate panels

Low/

Medium

Easily installed on 

lower levels

Must be installed and taken down every time they are needed; 

difficult to install on upper levels; storage space is needed.

Accordion, manual 

closing

Medium/

High

Always in place;

ready to be closed

Always in place; ready to be closed. Must be closed manually 

from the outside; difficult to access on upper levels.

Permanent, motordriven High

Easily opened and 

closed from the 

inside

Expensive.

(It is important to find a motorized shutter that allows the shutter 

to be manually raised in order to allow the interior to vent 

following the storm and prior to electrical power restoration.)
6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 5 of 6

OPENINGS 6

12/10

90(40)

100(45)

110(49)

120(54)

130(58)

140(63)

130(58)

90(40)

100(45)

120(54)

110(49)

150(67)

140(63)

140(63)

140(63)

130(58)

150(67)

Hurricane-prone regions

Shutters or impact-resistant

glazing recommended

Windborne debris regions

shutters or impact-resistant

glazing required

mph (m/s) 3-second peak gust wind speed

Are There Special Requirements for Shutters in Coastal Areas?

When installing any type of shutter, follow the manufacturer’s instructions and guidelines carefully. Be sure to 

attach the shutters to structurally adequate framing members (see shutter details in Figures 3 and 4 of this 

fact sheet). Avoid attaching the shutters to the window frame or brick veneer face. Always use hardware that is 

corrosive-resistant when installing shutters. Figure 5 is the ASCE 7-05 basic wind map for the East Coast of the 

United States. See page 1 of this fact sheet for the delineation of the areas where opening protection is required. 

Figure 5. An illustration of the ASCE 7-05 wind speed contours and windborne debris region. See ASCE 7-05 

Figure 6-1 for wind load design.

WARNING: According to the International Window Film 

Association, "It should be noted that the testing of 

commercial windows does not imply performance of 

residential windows." While post-manufacture applied window film may provide more protection than unprotected 

windows, in residential applications it is no substitute for shutters or impact-resistant glass. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

6.2: PROTECTION OF OPENINGS– SHUTTERS AND GLAZING

6 of 6

OPENINGS

6

12/10

Developed in association with the National Association of Home Builders Research Center

Windborne debris resistant glazing 

Laminated glazing systems typically consist of assemblies fabricated with two (or more) panes of glass 

and an interlayer of a polyvinyl butyral (or equivalent) 

film laminated into a glazing assembly. During impact 

testing, the laminated glass in the system can fracture but the interlayer must remain intact to prevent 

water and wind from entering the building. These systems may also increase the energy efficiency of the 

building over standard glazing.

Polycarbonate systems typically consist of plastic 

resins that are molded into sheets, which provide 

lightweight, clear glazing panels with high impact-resistance qualities. The strength of the polycarbonate 

sheets is much higher than non-laminated glass (i.e., 

more than 200 times stronger) or acrylic sheets or 

panels (i.e., more than 30 times stronger). 

Garage Doors

Garage doors many times represent large unreinforced openings. They are commonly damaged 

during high-wind events and could allow a building to 

be pressurized if they are breached. A garage door 

should meet the design wind speed requirements for 

the area or be retrofitted to withstand the design wind 

speed. However, the viability of a retrofit depends on 

the style and age of the door, and may not provide 

the same level of protection as a new door system.

The 2009 editions of IBC and IRC both comment on 

the glazing in garage doors in sections 1609.1.2.2 

and R301.2.1.2, respectively. Any glazed opening 

protection on garage doors for wind-borne debris 

shall meet the requirements of an approved impactresisting standard or ANSI/DASMA 115-2005.

While some manufacturers provide wind speed and 

exposure ratings for their products, labels on many 

garage doors do not include wind speed or wind 

pressure ratings. While not required to be included 

on the product labeling, ANSI/DASMA 108 does 

require that the positive and negative pressure used 

in testing be recorded on the ANSI/DASMA 108 

Test Report Form. If the label attached to the door 

does not indicate the positive and negative pressure 

rating, consult the Test Report Form to verify it is an 

appropriate garage door for the area.

Additional Resources

American Society of Civil Engineers. Minimum Design 

Loads for Buildings and Other Structures, ASCE/SEI 

7-10. (http://www.asce.org)

The Engineered Wood Association (APA). Hurricane 

Shutter Designs Set 5 of 5. Hurricane shutter designs 

for woodframe and masonry buildings. (http://www.

apawood.org) 

International Code Council. International Building 

Code. 2009. (http://www.iccsafe.org)

International Code Council. International Residential 

Code. 2009. (http://www.iccsafe.org)

Information about product testing and approval process for Miami-Dade County, Florida, available at 

http://www.miamidade.gov/buildingcode/productcontrol.asp

American Society for Testing and Materials:

ASTM E1886, Performance of Exterior Windows, 

Curtain Walls, Doors, and Storm Shutters Impacted 

by Missile(s) and Exposed to Cyclic Pressure 

Differentials

ASTM E1996, Standard Specification for 

Performance of Exterior Windows, Curtain Walls, 

Doors and Impact Protective Systems Impacted 

by Windborne Debris in Hurricane

ASTM E2112, Standard Practice for Installation of 

Exterior Windows, Doors and Skylights

ASTM E330, Structural Performance of Exterior 

Windows, Doors, Skylights and Curtain Walls by 

Uniform Static Air Pressure Difference. (http://

www.astm.org)

Door and Access Systems Manufacturers Association:

DASMA 108, Standard Method for Testing 

Sectional Garage Doors: Determination of 

Structural Performance Under Uniform Static Air 

Pressure Difference
Purpose: To provide information about proper roof sheathing installation, emphasize its importance in 

coastal construction, and illustrate fastening methods that will enhance the durability of a building in a 

high-wind area.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.1: ROOF SHEATHING INSTALLATION

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.1

ROOFING7

12/10

Roof Sheathing Installation

Key Issues 

n Insufficient fastening can lead to total building failure in 

a windstorm.

n Sheathing loss is one of the most common 

structural failures in hurricanes.

n Fastener spacing and size 

requirements for coastal 

construction are typically 

different than for non-coastal areas.

n The highest uplift forces occur at roof 

corners, edges, and ridge lines.

n Improved fasteners such as ring shank nails 

increase the uplift resistance of the roof 

sheathing.

Sheathing Type

Typically, 15/32-inch or thicker panels are required in highwind areas. Oriented Strand Board (OSB) or plywood can be 

used, although plywood will provide higher nail head pullthrough resistance. Use panels rated as “Exposure 

1” or better.

Sheathing Layout

Install sheathing panels according 

to the recommendations of the 

Engineered Wood Association (APA). 

Use panels no smaller than 4 feet 

long. Blocking of unsupported edges may 

be required near gables, ridges, and eaves 

(follow design drawings). Unless otherwise indicated by the panel manufacturer, leave a 1/8-inch gap 

(about the width of a 16d common nail) between panel 

edges to allow for expansion. (Structural sheathing is typically 

cut slightly short of 48 inches by 96 inches to allow for this expansion gap – look for a label that says “Sized 

for Spacing.”) This gap prevents buckling of panels due to moisture and thermal effects, a common problem.

Fastener Selection

An 8d nail (2.5 inches long) is the minimum size nail to use for fastening sheathing panels. Full round heads 

are recommended to avoid head pull-through. Deformed-shank (i.e., ring- or screw-shank) nails are required 

near ridges, gables, and eaves in areas with design wind speeds over 110 mph (3-second gust), but it is recommended that deformed shank nails be used throughout the entire roof. If 8d “common” nails are specified, 

the nail diameter must be at least 0.131 inch (wider than typical 8d pneumatic nails). Screws can be used for 

Typical layout of roof 

sheathing panels on 

gable-end roof

Typical layout of roof 

sheathing panels on hip 

roof

Most critical area for connection of sheathing panels
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.1: ROOF SHEATHING INSTALLATION

2 of 3

R

7

OOFING

12/10

Nails from sheathing

to ridge board

Roof

sheathing

Ridge 

board

Ridge 

board

Joist or truss Joist or truss

Roof

sheathing

Sheathing vent holes on each 

side of ridge board; note – holes 

should not remove

more than half of the 

sheathing 

section

NOTE: If roof sheathing is cut and removed to achieve an air slot, continuity and diaphragm action are affected.

even greater withdrawal strength, but should be sized by the building designer. Staples are not recommended 

for roof sheathing attachment in high-wind areas.

Fastener Spacing

It is extremely important to have proper fastener spacing on all panels. Loss of just one panel in a windstorm 

can lead to total building failure. Drawings should be checked to verify the required spacing; closer spacing 

may be required at corners, edges, and ridges. Visually inspect work after installation to ensure that fasteners have hit the framing members. Tighter fastener spacing schedules can be expected for homes built in 

high-wind areas. Installing fasteners at less than 3 inches on center can split framing members and significantly reduce fastener withdrawal capacity, unless 3-inch nominal framing is used and the nailing schedule is 

staggered.

Ridge Vents

When the roof sheathing is used as a structural diaphragm, as it typically is in high-wind and seismic hazard 

areas, the structural integrity of the diaphragm can be compromised by a continuous vent (see figure A., below 

left). Maintain ridge nailing by adding additional blocking set back from the ridge, or by using vent holes (see 

figure B., below right). Verify construction with a design professional.

A. Method for maintaining a continuous load path at 

the roof ridge by nailing roof sheathing.

B. Holes drilled in roof sheathing for ventilation – 

roof diaphragm action is maintained. 

(For clarity, sheathing nails are not shown.)

Ladder framing at gable ends.

Ladder Framing at Gable Ends

Use extra care when attaching a ladder-framed extension to a gable end. Many homes have been severely 

damaged by coastal storms because of inadequate 

connections between the roof sheathing and the 

gable truss. The critical fasteners occur at the gable-framing member, not necessarily at the edge of 

the sheathing. Nailing accuracy is crucial along this 

member. Tighter nail spacing is recommended (4 

inches on center maximum).
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.1: ROOF SHEATHING INSTALLATION

3 of 3

ROOFING7

Developed in association with the National Association of Home Builders Research Center

12/10

Common Sheathing Attachment Mistakes

Common mistakes include using the wrong size fasteners, missing the framing members when installing fasteners, overdriving nails, and using too many or too few fasteners.

Additional Resources

Engineered Wood Association (APA), (www.apawood.org)

Excessive number 

of fasteners

Missing 

fasteners

Excessive space between 

fasteners (not enough fasteners)

Wrong size 

nails

Nails missing the

framing member Overdriven nails

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.2: ROOF UNDERLAYMENT FOR ASPHALT SHINGLE ROOFS

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.2

ROOFING7

12/10

Purpose: To provide recommended practices for use of roofing underlayment as an enhanced 

secondary water barrier in coastal environments.

Roof Underlayment for 

Asphalt Shingle Roofs

Key Issues

n Verifying proper attachment of roof sheathing before installing underlayment.

n Lapping and fastening of underlayment and roof 

edge flashing.

n Selecting underlayment material type.

Sheathing Installation Options 

The following three options are listed in order of decreasing resistance to long-term weather exposure following 

the loss of the roof covering. Option 1 provides the greatest reliability for long-term exposure; it is advocated in 

heavily populated areas where the design wind speed is equal to or greater than 120 mph (3-second peak gust).1

Option 3 provides limited protection and is advocated only in areas with a modest population density and a design wind speed less than or equal to 110 mph (3-second peak gust).1

Installation Sequence – Option 12 (for moderate climates)

1. Before the roof covering is installed, have the deck inspected to verify that it is nailed as specified on the 

drawings. 

2. Broom clean deck before installing 

self-adhering modified bitumen products. If the sheathing is OSB, check 

with the OSB manufacturer to determine if a primer needs to be applied 

before installing these products.

3. In Southern Climates, apply a single layer of self-adhering modified 

bitumen complying with ASTM D 

1970 throughout the roof area. 

4. Seal the self-adhering sheet to the 

deck penetrations with roof tape or 

asphalt roof cement.

Note: The underlayment options illustrated here are for asphalt shingle roofs. See FEMA publication 55, 

Coastal Construction Manual, for guidance concerning underlayment for other types of roofs. 

Note: This fact sheet provides general guidelines 

and recommended enhancements for improving 

upon typical practice. It is advisable to consult 

local building requirements for type and installation of underlayment, particularly if specific 

enhanced underlayment practices are required 

locally.

1 The 110 and 120 mph speeds are based on ASCE 

7-05. If ASCE 7-10 is being used, the equivalent wind speeds are 139 and 152 mph for Risk 

Category II buildings.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.2: ROOF UNDERLAYMENT FOR ASPHALT SHINGLE ROOFS

2 of 3

R

7

OOFING

12/10

5. Apply a single layer of ASTM D 226 Type I (#15) or ASTM D 4869 Type II felt. Tack underlayment to hold 

in place before installing shingles. 

6. In northern climates, after step 2, install self-adhering modified bitumen tape (4 inches wide, minimum) 

over sheathing joints; seal around deck penetrations with roof tape. Roll tape with roller.

7. Apply a single layer of ASTM D 226 Type II (#30) or ASTM D 4869 Type IV felt. Attach per steps 8 and 9. 

Then install a single layer of self-adhering modified bitumen per steps 3 and 4, followed by installation of 

the shingles.

8. Secure felt with low-profile, capped-head nails or thin metal disks (“tincaps”) attached with roofing nails.

9. Fasten at approximately 6 inches on center along the laps and at approximately 12 inches on center along 

two rows in the field of the sheet between the side laps.

Installation Sequence – Option 22

1. Before the roof covering is installed,

have the deck inspected to verify 

that it is nailed as specified on the 

drawings. 

2. Broom clean deck before taping. If 

the sheathing is OSB, check with the 

OSB manufacturer to determine if a 

primer needs to be applied before 

installing self-adhering modified bitumen products.

3. Install self-adhering modified bitumen tape (4 inches wide, minimum) 

over sheathing joints; seal around 

deck penetrations with roof tape. 

Roll tape with roller. 

4. Apply two layers of ASTM D 226 

Type II (#30) or ASTM D 4869 Type 

IV felt with offset side laps. 

5. Secure felt with low-profile, capped-head nails or thin metal disks (“tincaps”) attached with roofing nails. 

6. Fasten at approximately 6 inches on center along the laps and at approximately 12 inches on center along 

a row in the field of the sheet between the side laps. 

Installation Sequence – Option 32,3

1. Before the roof covering is installed,

have the deck inspected to verify 

that it is nailed as specified on the 

drawings. 

2 Broom clean deck before taping. If 

the sheathing is OSB, check with the 

Center row of nails

equidistant from edge rows

Metal drip

edge

Metal 

drip 

edge

Two layers of ASTM 

D 226 Type II (#30) 

or ASTM D 4869

Type IV felt, with 

offset sidelaps 

(see step 4)

4' x 8' roof sheathing

Low-profile, capped-head

nails or metal disks (“tincaps”)

(see step 5)

Fascia

12" on center 6" on center

2 If the building is within 3,000 feet of saltwater, 

stainless steel or hot-dip galvanized fasteners are 

recommended for the underlayment attachment. 

3 (1) If the roof slope is less than 4:12, tape and 

seal the deck at penetrations and follow the recommendations given in The NRCA Roofing and 

Waterproofing Manual, by the National Roofing 

Contractors Association. (2) With this option, the underlayment has limited blow-off resistance. Water 

infiltration resistance is provided by the taped and 

sealed sheathing panels. This option is intended for 

use where temporary or permanent repairs are likely 

to be made within several days after the roof covering is blown off. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.2: ROOF UNDERLAYMENT FOR ASPHALT SHINGLE ROOFS

3 of 3

ROOFING7

Developed in association with the National Association of Home Builders Research Center

12/10

OSB manufacturer to determine if a primer needs to be applied before installing self-adhering modified bitumen products. 

3. Install self-adhering modified bitumen tape (4 inches wide, minimum) over sheathing joints; seal around 

deck penetrations with roof tape. Roll tape with roller. 

4. Apply a single layer of ASTM D 226 Type I (#15) or ASTM D 4869 Type II felt. 

5. Tack underlayment to hold in place before applying shingles. 

General Notes 

n Weave underlayment across valleys. 

n Double-lap underlayment across ridges (unless there is a continuous ridge vent). 

n Lap underlayment with minimum 6-inch leg “turned up” at wall intersections; lap wall weather barrier over 

turned-up roof underlayment. 

Additional Resources 

National Roofing Contractors Association (NRCA). The NRCA Roofing and Waterproofing Manual. 

(www.NRCA.net) 

ASTM Standard D6135, 2005, “Standard Practice for Application of Self-Adhering Modified Bituminous 

Waterproofing,” ASTM International, West Conshohocken, PA, 2005, 10.1520/D6135-05, www.astm.org.

Purpose: To recommend practices for installing asphalt roof shingles that will enhance wind resistance 

in high-wind, coastal regions.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.3: ASPHALT SHINGLE ROOFING FOR HIGH WIND REGIONS

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.3

ROOFING7

12/10

Asphalt Shingle Roofing for High Wind Regions

Key Issues

n Special installation methods are recommended for asphalt roof shingles used in high-wind, coastal regions 

(i.e., greater than 90-mph gust design wind speed).

n Use wind-resistance ratings to choose among shingles, but do not rely on ratings for performance.

n Consult local building code for specific installation requirements. Requirements may vary locally.

n Always use underlayment. See Fact Sheet No. 7.2 for installation techniques in coastal areas.

n Pay close attention to roof-to-wall flashing and use enhanced flashing techniques (see Fact Sheet No. 5.2). 

Construction Guidance

1. Follow shingle installation procedures for enhanced wind resistance.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.3: ASPHALT SHINGLE ROOFING FOR HIGH WIND REGIONS

2 of 3

R

7

OOFING

12/10

2. Consider shingle physical properties.

Properties Design Wind Speed1 >90 to 120 mph Design Wind Speed1 >120 mph

Fastener Pull-Through2 Resistance Minimum Recommended

25 lb at 73 degrees Fahrenheit (F)

Minimum Recommended

30 lb

1. Design wind speed based on 3-second peak gust.

2. ASTM D 3462 specifies a minimum fastener pull-through resistance of 20 lb at 73o F. If a higher resistance is desired, it must be specified.

3. Ensure that the fastening equipment and method results in properly driven roofing nails for maximum 

blow-off resistance. The minimum required bond strength must be specified (see Wind-Resistance 

Ratings, below).

Shingle Type Standard Characteristics

Organic-Reinforced ASTM D 225 Relatively high fastener pull-through 

resistance

Fiberglass-Reinforced ASTM D 3462

Considerable variation in fastener pullthrough resistance offered by different 

product

SBS Modified Bitumen A standard does not exist for this product. 

It is recommended that SBS Modified 

Bitumen Shingles meet the physical 

properties specified in ASTM 3462.

Because of the flexibility imparted by 

the SBS polymers, this type of shingle is 

less likely to tear if the tabs are lifted in a 

windstorm.

Fastener Guidelines

n Use roofing nails that extend through the underside of the roof sheathing, or a minimum of 3/4 inch into 

planking.

n Use roofing nails instead of staples.

n Use stainless steel nails when building within 3,000 feet of saltwater.

“The Good, the bad, and the ugly” – Properly driving roofing nails.

Top Layer

of Shingles

Remainaing Shingles,

Underlayment, and Roof Deck

Weathering and Durability

Durability ratings are relative and are not standardized among manufacturers. However, selecting a shingle 

with a longer warranty (e.g., 30-year instead of 20-year) should provide greater durability in coastal climates 

and elsewhere.

Organic-reinforced shingles are generally more resistant to tab tear-off but tend to degrade faster in warm climates. Use fiberglass-reinforced shingles in warm coastal climates and consider organic shingles only in cool 

coastal climates. Modified bitumen shingles may also be considered for improved tear-off resistance of tabs. 

Organic-reinforced shingles have limited fire resistance – verify compliance with code and avoid using in areas 

prone to wildfires.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.3: ASPHALT SHINGLE ROOFING FOR HIGH WIND REGIONS

3 of 3

ROOFING7

Developed in association with the National Association of Home Builders Research Center

12/10

After the shingles have been exposed to sufficient 

sunshine to activate the sealant, inspect roofing to 

ensure that the tabs have sealed. Also, shingles 

should be of “interlocking” type if seal strips are not 

present. 

Wind-Resistance Ratings

Wind resistance determined by test methods ASTM 

D 3161 and UL 997 does not provide adequate information regarding the wind performance of shingles, 

even when shingles are tested at the highest fan 

speed prescribed in the standard. Rather than rely 

on D 3161 or UL 997 test data, wind resistance of 

shingles should be determined in accordance with 

UL 2390. Shingles that have been evaluated in accordance with UL 2390 have a Class D (90 mph), G 

(120 mph), or H (150 mph) rating. Select shingles 

that have a class rating equal to or greater than the 

basic wind speed specified in the building code. If 

the building is sited in Exposure D, or is greater than 

60 feet tall, or is a Category III or IV, or is sited on 

an abrupt change in topography (such as an isolated 

hill, ridge, or escarpment), consult the shingle manufacturer. (Note: for definitions of Exposure D and 

Category III and IV, refer to ASCE 7.)

Purpose: To provide recommended practices for designing and installing extruded concrete and clay tiles 

that will enhance wind resistance in high-wind areas.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.4: TILE ROOFING FOR HIGH WIND REGIONS

1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.4

ROOFING7

12/10

Tile Roofing for

High Wind Regions

Key Issues

Missiles: Tile roofs are very vulnerable to breakage 

from windborne debris (missiles). Even when well attached, they can be easily broken by missiles. If a 

tile is broken, debris from a single tile can impact 

other tiles on the roof, which can lead to a progressive cascading failure. In addition, tile missiles can 

be blown a considerable distance, and a substantial 

number have sufficient energy to penetrate shutters 

and glazing, and potentially cause injury. In hurricaneprone regions where the basic wind speed is equal to 

or greater than 110 mph (3-second peak gust), the 

windborne debris issue is of greater concern than in 

lower-wind-speed regions. Note: There are currently 

no testing standards requiring roof tile systems to be 

debris impact resistant.

Attachment methods: Storm damage investigations 

have revealed performance problems with mortarset, mechanical (screws or nails and supplementary 

clips when necessary), and foam-adhesive (adhesiveset) attachment methods. In many instances, the 

damage was due to poor installation. Investigations 

revealed that the mortar-set attachment method is 

typically much more susceptible to damage than are 

the other attachment methods. Therefore, in lieu of 

mortar-set, the mechanical or foam-adhesive attachment methods in accordance with this fact sheet are 

recommended.

To ensure high-quality installation, licensed contractors should be retained. This will help ensure proper 

permits are filed and local building code requirements 

are met. For foam-adhesive systems, it is highly recommended that installers be trained and certified by 

the foam manufacturer. 

Uplift loads and resistance: Calculate uplift loads 

and resistance in accordance with the Design and 

Construction Guidance section below. Load and resistance calculations should be performed by a 

qualified person (i.e., someone who is familiar with 

the calculation procedures and code requirements).

Corner and perimeter enhancements: Uplift loads are 

greatest in corners, followed by the perimeter, and 

then the field of the roof (see Figure 1 on page 2).

However, for simplicity of application on smaller roof 

areas (e.g., most residences and smaller commercial 

buildings), use the attachment designed for the corner area throughout the entire roof area. 

Hips and ridges: Storm damage investigations have 

revealed that hip and ridge tiles attached with mortar are very susceptible to blow-off. Refer to the 

attachment guidance below for improved attachment 

methodology.

Quality control: During roof installation, installers 

should implement a quality control program in accordance with the Quality Control section on page 3 of 

this fact sheet.

Classification of Buildings

Category I Buildings that represent a low hazard to human life in the event of a 

failure

Category II All other buildings not in Categories 

I, III, and IV

Category III Buildings that represent a substantial hazard to human life

Category IV Essential facilities
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.4: TILE ROOFING FOR HIGH WIND REGIONS

2 of 3

R

7

OOFING

12/10

Design and Construction Guidance

1. Uplift Loads

In Florida, calculate loads and pressures on tiles in 

accordance with the current edition of the Florida 

Building Code (Section 1606.3.3). In other states, 

calculate loads in accordance with the current edition of the International Building Code (Section 

1609.7.3).

As an alternative to calculating loads, design uplift 

pressures for the corner zones of Category II buildings are provided in tabular form in the Addendum to 

the Third Edition of the Concrete and Clay Roof Tile 

Installation Manual (see Tables 6, 6A, 7, and 7A).1

2. Uplift Resistance

For mechanical attachment, the Concrete and Clay 

Roof Tile Installation Manual provides uplift resistance 

data for different types and numbers of fasteners 

and different deck thicknesses. For foam-adhesiveset systems, the Manual refers to the foam-adhesive 

manufacturers for uplift resistance data. Further, to 

improve performance where the basic wind speed is 

equal to or greater than 110 mph, it is recommended 

that a clip be installed on each tile in the first row of 

tiles at the eave for both mechanically attached and 

foam-adhesive systems. 

For tiles mechanically attached to battens, it is recommended that the tile fasteners be of sufficient 

length to penetrate the underside of the sheathing 

by 1⁄4 inch minimum. For tiles mechanically attached 

to counter battens, it is recommended that the tile 

fasteners be of sufficient length to penetrate the underside of the horizontal counter battens by 1⁄4 inch 

minimum. It is recommended that the batten-to-batten connections be engineered.

For roofs within 3,000 feet of the ocean, straps, fasteners, and clips should be fabricated from stainless 

steel to ensure durability from the corrosive effects 

of salt spray.

3. Hips and Ridges

The Concrete and Clay Roof Tile Installation Manual 

gives guidance on two attachment methods for 

hip and ridge tiles: mortar-set or attachment to a 

ridge board. On the basis of post-disaster field investigations, use of a ridge board is recommended. 

For attachment of the board, refer to Table 21 in 

the Addendum to the Concrete and Clay Roof Tile 

Installation Manual. 

Fasten the tiles to the ridge board with screws (1-

inch minimum penetration into the ridge board) and 

use both adhesive and clips at the overlaps. 

For roofs within 3,000 feet of the ocean, straps, fasteners, and clips should be fabricated from stainless 

steel to ensure durability from the corrosive effects 

of salt spray.

4. Critical and Essential Buildings 

 (Category III or IV)

Critical and essential buildings are buildings that 

are expected to remain operational during a severe 

wind event such as a hurricane. It is possible that 

people may be arriving or departing from the critical 

or essential facility during a hurricane. If a missile strikes a tile roof when people are outside the 

building, those people may be struck by tile debris 

dislodged by the missile strike. Tile debris may also 

damage the facility. It is for these reasons that tiles 

are not recommended on critical or essential buildings in hurricane-prone regions (see ASCE 7 for the 

definition of hurricane-prone regions).

If it is decided to use tile on a critical or essential 

facility and the tiles are mechanically attached, it is 

recommended that clips be installed at all tiles in the 

corner, ridge, perimeter, and hip zones (see ASCE 7 for 

the width of these zones). (See Figure 1.)

Note: In addition to the tables referenced above, 

the Concrete and Clay Roof Tile Installation Manual

contains other useful information pertaining to tile 

roofs. Accordingly, it is recommended that designers and installers of tile obtain a copy of the Manual 

and its Addendum. Hence, the tables are not incorporated in this fact sheet.

1. You can order the Concrete and Clay Roof Tile Installation Manual 

online at the website of the Florida Roofing, Sheet Metal and Air 

Conditioning Contractor’s Association, Inc., (www.floridaroof.com) or 

by calling (407) 671-3772. Holders of the Third Edition of the Manual 

who do not have a copy of the Addendum can download it from the 

website.

Figure 1. For critical and essential facilities, clip all 

tiles in the corner, ridge, perimeter, and hip zones.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.4: TILE ROOFING FOR HIGH WIND REGIONS

3 of 3

ROOFING7

Developed in association with the National Association of Home Builders Research Center

12/10

5. Quality Control

It is recommended that the applicator designate an 

individual to perform quality control (QC) inspections. 

That person should be on the roof during the tile installation process (the QC person could be a working 

member of the crew). The QC person should understand the attachment requirements for the system 

being installed (e.g., the type and number of fasteners per tile for mechanically attached systems 

and the size and location of the adhesive for foamadhesive systems) and have authority to correct 

noncompliant work. The QC person should ensure 

that the correct type, size, and quantity of fasteners 

are being installed.

For foam-adhesive systems, the QC person should ensure that the foam is being applied by properly trained 

applicators and that the work is in accordance with 

the foam manufacturer’s application instructions. At 

least one tile per square (100 square feet) should be 

pulled up to confirm the foam provides the minimum 

required contact area and is correctly located.

If tile is installed on a critical or essential building in 

a hurricane-prone region, it is recommended that the 

owner retain a qualified architect, engineer, or roof 

consultant to provide full-time field observations during application.

Purpose: To describe practices for minimizing water intrusion through roof vent systems that can lead 

to interior damage and mold growth in high-wind regions (i.e., greater than 90-miles per hour [mph] 

basic [gust design] wind speed).1

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS

1 of 8

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.5

ROOFING7

12/10

Minimizing Water Intrusion Through Roof Vents in 

High-Wind Regions

Key Issues

n Hurricane winds can drive large amounts of water through attic ventilation openings. The accumulating water soaks insulation and gypsum 

board, which can lead to mold growth and, in 

some cases, to the collapse of ceilings.

n Attic ventilation can be provided by a number of 

devices, most of which have been observed to allow water intrusion under certain conditions and 

some of which have been observed to blow off. 

These devices include:

n Soffit vents

n Ridge vents

n Gable end vents

n Off-ridge vents

n Gable rake vents

n Turbines

n Adequate ventilation of attics is generally required to promote the health of wood structural 

members and sheathing in the attic.

n Attic ventilation can reduce the temperatures of 

roof coverings, which will typically prolong the life 

of the roof covering. However, roof color can have 

more of an impact on roof covering temperature 

than the amount of ventilation that is or is not 

provided.

n An unvented attic can be an effective way to 

prevent water intrusion and this type of attic is 

gaining popularity for energy efficiency reasons, 

provided the air conditioning system is sized appropriately. However, an unvented attic is best 

accomplished when it is specifically designed 

into the house and all of the appropriate details 

are handled properly. On an existing house, any 

attempt to change to an unvented attic configuration needs to be done very carefully with the 

advice of knowledgeable experts. There are a 

number of changes that have to be made to produce a successful transition from a ventilated to 

an unvented attic. One side effect of going to an 

unvented attic may be to void the warranty for 

the roof covering. 

The following information is intended to help minimize 

water intrusion through new and existing attic ventilation systems, not to change from a ventilated to an 

unvented system. With the exception of the plugging 

of gable rake vents, all other shuttering of openings 

or plugging of vents should be done on a temporary 

basis and removed once the storm threat is over so 

that the attic is once again properly ventilated.

The Unvented Attic

The most conservative approach to preventing wind-driven rain from entering the attic is 

to eliminate attic ventilation, but unvented attics are controversial. Although allowed by the 

International Residential Code (IRC), provided 

the Code’s criteria are met, unvented attics may 

not comply with local building codes. 

However, when unvented attics are allowed by the 

building code or code compliance is not an issue, 

and when climatic and interior humidity conditions 

(e.g., no indoor swimming pools) are conducive 

to an unvented design, an unvented attic is a reliable way to prevent wind-driven rain from entering 

the attic.

Air barrier: Refer to Fact Sheet 5.3, Siding Installations in High-Wind Regions for recommendations 

regarding attic air barriers.

1 The 90 mph speed is based on ASCE 7-05. If ASCE 7-10 is being used, 

the equivalent wind speed is 116 mph for Risk Category II buildings
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

2 of 8

R

7

OOFING

12/10

Mitigation Guidance

Soffit Vents

Key Issues

n It is important to keep the soffit material in place. While some water 

can be blown into the attic through 

almost any type of soffit vent, the 

amount of water intrusion increases dramatically when the soffit material is missing (Figure 1).

n Plywood or wood soffits are generally adequately anchored to wood 

framing attached to the roof structure and/or the walls. However, it 

has been common practice for vinyl 

and aluminum soffit panels to be installed in tracks that are frequently 

very poorly connected to the walls 

and fascia at the edge of the roof 

overhang. When these poorly anchored soffits are blown off, water 

intrusion increases significantly. 

Properly installed vinyl and aluminum soffit panels are fastened to 

the building structure or to nailing strips placed at intervals specified by the manufacturer.

Proper Installation

The details of proper installation of vinyl and aluminum soffits depend on the type of eave to which they are attached. The key elements are illustrated in Figure 2. 

Figure 1. Missing soffit material.

A. Roof truss or rafter framing should extend 

across the bottom of the eaves, or be added to create a structural support for the 

soffit. As an alternative, soffits can be attached directly to the undersides of the angled rafters.

B. Nailing strips should be provided, if necessary, to allow attachment of the soffit at the 

ends. Intermediate nailing strips may be 

needed, depending on the maximum span 

permitted for the soffit. If this is not known, 

the span between attachment points should 

not exceed 12” in high-wind regions.

C. A J-channel (illustrated), F-channel, or other receiver as specified by the manufacturer should cover the ends of the soffit panels. Fasteners should be those specified by 

the manufacturer. Fasteners should be used 

through the nailing strip of each panel and 

at any other points (such as in the “valleys” 

of the soffit) if specified.

D. The overall span (eave depth) of the soffit should not exceed any limits specified by the manufacturer, 

and any required intermediate attachment points should be used.

Figure 2. Key soffit installation points.

B

A

C

D
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

3 of 8

ROOFING7

12/10

Checking Soffit Material Installation

As previously noted, the most critical soffit installations to check are those where vinyl or aluminum 

soffit panels are used. Soffits should be fastened to 

the eave structure; they should not be loose in the 

channels. Pushing up on the soffit material and the 

channels used to support the material can be revealing. If it moves readily or is easy to deform, it probably 

is not attached very well. Similarly, if the width of the 

overhang is greater than 12 inches, there should be 

an intermediate support running along the middle of 

the soffit and the panels should be attached to this 

support in addition to the supports at the ends of the 

panels. If the reader is concerned about the installation but cannot be sure, there are a couple of tools 

with a viewing screen connected to a small camera 

lens and light mounted at the end of a flexible tube 

that can be used to observe the connections. These 

devices allow inspection through a small hole that 

is drilled in an inconspicuous location that can be 

later filled with sealant. In order to ensure that there 

is a strong connection at the wall, there should be 

wood blocking running along the wall above the track 

where the soffit channel is attached and the channel 

should be fastened to that blocking. If there is no 

wood blocking, and there is either no vertical nailing 

surface on the channel or occasional tabs that have 

been cut and bent up to allow fastening to the wall, 

strengthening of the anchorage of the soffit material 

is clearly indicated.

Remedial Measures

If the inspection indicates a poorly attached soffit, 

the best way to ensure that the soffit material is adequately anchored in place is to remove it and install 

adequate wood blocking to allow solid anchorage of 

the soffit material. In some cases, it may be possible 

to remove the soffit material and reinstall it. However, 

it is also likely that some or all of the material will 

need to be replaced, so make sure that it can be 

matched before it is removed. Short of removing and 

properly reinstalling the soffit material, testing has 

shown that the anchorage can be greatly improved 

by applying a bead of sealant (Figure 3) along the 

bottom edge of the wall channel to adhere it to the 

wall surface below followed by applying large dabs of 

sealant in indentations between the soffit panels and 

the wall channel at one end (Figure 4) and the fascia 

flashing at the other end. Surfaces receiving sealant 

should be cleaned in order to facilitate bonding. Extra 

resistance can be gained by installing screws that 

mechanically tie the soffit panels to both the fascia 

flashing and to the wall channel (Figure 5). Note that 

use of sealant is a remedial measure only and is not 

a substitute for proper installation and fastening of 

soffits in a new installation.

Figure 3. Applying a bead of sealant. (Note: Black 

sealant was used so that it would be visible in the 

photograph. Normally a matching sealant color 

would be used.)

Figure 5. Screws through wall channel.

Figure 4. Applying dabs of sealant.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

4 of 8

R

7

OOFING

12/10

Wind-driven rain penetration: Currently there is no adequate standard test method to evaluate the potential 

for wind-driven rain to enter attics through soffit vent 

openings, such as those shown in Figure 6. To avoid 

water entry at soffit vents, options include eliminating soffit vents and providing an alternate method for 

air to enter the attic, or design for an unvented attic. 

Another approach is to place filter fabric (like that 

used for heating, ventilation, or cooling [HVAC] system filters) above the vent openings; however, such 

an approach needs to be custom designed.

Fascia cover: Field investigations after Hurricane Ike 

showed many cases where the aluminum fascia cover (fascia cap) from the fascia board was blown off 

(Figure 7). The fascia cover normally covers the ends 

of vinyl and aluminum soffits. When the fascia cover 

is blown off, the ends of the soffit panels are exposed to wind and wind-driven rain.

The IRC currently has no guidelines for the installation of fascia covers. Aluminum fascia covers are 

typically tucked under the roof drip edge and facenailed every few feet. More frequent nailing would 

help secure the fascia cover, but would also inhibit 

normal thermal movement, which can cause unattractive warping and dimpling of the cover. Vinyl 

fascia covers are available, which are attached to 

a continuous strip of utility trim placed underneath 

the drip edge. This provides a somewhat more secure, continuous attachment and allows for thermal 

movement. Aluminum fascia covers can also be 

field notched and installed with utility trim.

Ridge Vents

Key Issues

n Ridge vents are frequently fastened down using ordinary roofing nails since these are normally handy. It is fairly common to find ridge 

vents dislodged or blown off during a hurricane 

(Figure 8). Even a partially dislodged ridge vent 

can begin to act like a scoop that collects winddriven rain and directs it into the attic.

n Most roofing manufacturers now make ridge 

vents that have passed wind-driven water tests. 

They are identified as having passed Florida 

Building Code’s Product Approvals or Testing 

Application Standard (TAS) 100(A). Typically, 

they include a baffle in front of the vent tubes 

that provide the passageway for hot attic gasses to escape. This baffle is intended to trip 

any flow of wind and water blowing up the surface of the roof and deflect it over the top of the 

roof ridge.

Figure 6. Fiber cement soffit with ventilation slots 

(red arrow). 

Figure 7. Loss of fascia cover exposes ends of vinyl 

soffit to direct entry of wind-driven rain.

Rain screen wall venting: In lieu of providing soffit 

vents, another method to provide attic air intake is through a pressure-equalized rain screen 

wall system as discussed in Siding Installation 

in High-Wind Regions, Hurricane Ike Recovery 

Advisory. This alternative approach eliminates 

soffit vents and their susceptibility to wind-driven rain entry.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

5 of 8

ROOFING7

12/10

Checking Ridge Vents and Their Installation

When they are used, ridge vents are the last part 

of the roof to be installed. Consequently, the connection is readily accessible and frequently visible 

without having to pry up the edge of the vent cover 

top. Check the type and condition of the fasteners. If 

the fasteners are nails, replacement of the fasteners 

is in order. If the vent has clear holes or slots without 

any baffle or trip next to the edge of the vent channels, the vent is probably not one that is resistant to 

water intrusion and you should consider replacing the 

ridge vent with one that has passed the wind-driven 

water intrusion tests.

Remedial Measures

Replace nails with gasketed stainless steel wood 

screws that are slightly larger than the existing nails 

and, if possible, try to add fasteners at locations 

where they will be embedded in the roof structure below and not just into the roof sheathing. Close spacing 

of fasteners is recommended (e.g., in the range of 3 

to 6 inches on center, commensurate with the design 

wind loads). If the ridge vents are damaged or are one 

of the older types that are not resistant to water intrusion, they should be replaced with vents that have 

passed the wind-driven water intrusion tests.

Gable End Vents

Key Issues

n Virtually all known gable end vents (Figure 9) will 

leak when the wall they are mounted on faces 

into the wind-driven rain. The pressures developed between the outside surface of the wall 

and the inside of the attic are sufficient to drive 

water uphill for a number of inches and, if there 

is much wind flow through the vent, water carried 

by the wind will be blown considerable distances 

into the attic.

Figure 9. Gable end vent.

Figure 8. This metal ridge vent was attached with 

widely spaced roofing nails.

Slotting the Deck

When ridge venting is being added to a roof that 

previously did not have it, it is necessary to cut 

a slot through the decking. When doing so, it is 

important to set the depth of the saw blade so 

that it only slightly projects below the bottom of 

the decking. At the residence shown in Figure 8, 

the saw blade cut approximately 1 1/2 inches 

into the trusses and cut a portion of the truss 

plate (red arrow).
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

6 of 8

R

7

OOFING

12/10

Remedial Measures

If it is practical and possible to shutter gable end 

vents from the outside of the house, this is the preferable way to minimize water intrusion through gable 

end vents (Figure 10). Install permanent anchors in 

the wood structure around the gable vent and precut, 

pre-drill, and label plywood or other suitable shutter 

materials so that they are ready for installation by 

a qualified person just before a storm approaches. 

If installation of shutters from the outside is difficult because of the height or other considerations, 

but there is access through the attic, the gable vent 

opening can be shuttered from the inside. However, 

careful attention needs to be paid to sealing around 

the shutter and making sure that any water that accumulates in the cavity can drain to the outside of the 

house and not into the wall below.

Off-ridge Vents

Key Issues

Poorly anchored off-ridge vents can flip up and become scoops that direct large amounts of wind-driven 

rain into the attic (Figure 11).

Some vents are also prone to leaking when winds 

blow from certain directions. This will depend on the 

location of the vent on the roof surface and the geometry of the roof, as well as the geometry of the 

particular vent.

Checking Off-Ridge Vent Installations

Off-ridge vents typically have a flange that lies against 

the top surface of the roof sheathing and is used 

to anchor the vent to the roof sheathing. Frequently, 

roofing nails are used to attach the flange to the roof 

sheathing. The off-ridge vents should be checked to 

make sure that they are well anchored to the roof 

sheathing. If they seem loose, or there are not many 

fasteners holding them down, it could be a weak link 

in preventing water intrusion when a storm occurs. 

Since the flange and fasteners are hidden below the 

roof covering, it is not possible to simply add nails or 

screws to improve the anchorage as these will create 

holes through the roof covering.

Remedial Measures

If the off-ridge vent is attached to the roof sheathing 

with long, thin nails, it may be possible to improve 

the anchorage by cinching the nails (bending them 

over against the underside of the roof sheathing). 

However, if they are short and/or thick, trying to 

bend them over may cause more harm than good. 

Some homeowners have had covers made that can 

be installed from the inside of the attic over the hole 

where the off-ridge vent is installed. This will be easiest if the vent is larger than the hole and the cover 

can be attached to the sheathing in an area where 

the fasteners cannot be driven through the roof covering. Otherwise, it will be important to ensure that 

the fasteners are short enough that they will not extend through the roof sheathing and damage the roof 

cover. If the edge of the hole in the roof deck is flush 

with the inside edge of the vent, it may be possible to 

install metal straps that are screwed into the walls of 

the vent and attached with short screws to the bottom surface of the roof sheathing. Again, it is critical 

to use screws that are short enough that they will not 

extend through the roof sheathing and damage the 

roof covering. The strapping should be connected to 

the walls of the vent with short stainless steel sheet 

metal screws.

Figure 10. Shuttered gable end vent.

Figure 11. Two off-ridge vents are shown in this 

photograph. The vent that is covered with roofing felt 

flipped up and allowed a substantial amount of water 

to enter the residence. Carpeting, kitchen cabinets, 

and a large amount of gypsum board had to be replaced because of the water intrusion.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

7 of 8

ROOFING7

12/10

Gable Rake Vents

Key Issues

n Gable rake vents are formed when porous soffit 

panels or screen vents are installed on the bottom surface of the roof overhang at the gable 

end and there is a clear path for wind to blow 

into the attic. This usually happens when the 

gable overhang is supported by what are called 

outriggers. Outriggers are typically used when 

gable overhangs exceed 12 inches. In these 

cases, the last roof truss or rafter (the gable 

end truss or rafter) is smaller than the trusses 

or rafters at the next location inside the attic. 

Outriggers (2x4s) are installed over top of the 

last gable truss or rafter, one end is anchored 

to the second truss or rafter back from the gable end, and the other end sticks out past the 

gable end wall to support the roof sheathing on 

the overhang.

Finding Out if You Have Gable Rake Vents and 

Whether You Still Need Them

The easiest way to tell if the roof has gable rake 

vents is to look in the attic on a cool sunny day and 

see if light is visible in gaps just below the sheathing at the gable end. The presence of the outriggers 

(2x4s running perpendicular to the gable truss and 

disappearing into the gable overhang) should also 

be visible. If there is also a gable end vent or a 

ridge vent, then the gable rake vent will probably 

not be needed in order to provide adequate venting 

for the attic.

Remedial Measures

The best solution if venting provided by the gable rake 

vents is not needed is to simply plug them up with 

metal flashing (Figure 12) or pieces of wood that are 

cut and anchored. They should be well attached and 

completely seal as many of the openings as possible 

and particularly those near the gable peak. Sealant 

can be used to seal around the edges of the metal 

or wood plugs.

Turbines

Key Issues

n The rotating top portion of many turbines is not 

designed to withstand high-wind conditions and 

they are frequently installed with just a friction fit 

to the short standpipe that provides the venting 

of the attic. It is possible to find high-wind rated 

turbines on store shelves in hurricane-prone regions but, in hurricane winds, the turbines will be 

rotating at tremendous speeds and can be easily damaged by windborne debris.

n The flange on the standpipe that provides the 

connection of the pipe to the roof sheathing may 

also be poorly anchored to the roof sheathing.

Checking Turbines and Their Installation

Check any turbines to make sure that the stand pipes 

are not loose and that the turbine head is anchored 

to the stand pipe by sheet metal screws and not simply by a friction fit (Figure 13).

Remedial Measures

Loose standpipes should be securely anchored to 

the roof sheathing. If the standpipe is attached to 

the roof sheathing with long, thin nails, it may be possible to improve the anchorage by cinching the nails 

(bending them over against the underside of the roof 

sheathing). However, if they are short and/or thick, 

trying to bend them over may cause more harm than 

good. Some homeowners have had covers made that 

can be installed from the inside of the attic over the 

Figure 12. Metal plugs (red arrows) in gable rake vents.

Figure 13. This turbine head is attached to the 

standpipe with dimple punches. Sheet metal screws 

should be added to strengthen the connection. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.5: MINIMIZING WATER INTRUSION THROUGH ROOF VENTS IN HIGH-WIND REGIONS

8 of 8

R

7

OOFING

Developed in association with the National Association of Home Builders Research Center

12/10

hole where the standpipe is installed. This will be 

easiest if the standpipe is larger than the hole and 

the cover can be attached to the sheathing in an area 

where the fasteners cannot be driven through the 

roof cover. Otherwise, it will be important to ensure 

that the fasteners are short enough that they will not 

extend through the roof sheathing and damage the 

roof cover. 

If the edge of the hole in the roof deck is flush with 

the inside edge of the standpipe, it may be possible 

to install metal straps that are screwed into the walls 

of the standpipe and attached with short screws to 

the bottom surface of the roof sheathing. Again, it 

is critical to use screws that are short enough that 

they will not extend through the roof sheathing and 

damage the roof cover. The strapping should be 

connected to the walls of the standpipe with short 

stainless steel sheet metal screws. 

Beyond any remedial measures taken to anchor the 

standpipe to the roof sheathing or to plug the hole 

from the attic side, it is also important to try and 

seal the standpipe from the outside so that water 

does not build up in the pipe and leak into the roof 

sheathing around the hole. The best approach is to 

have a qualified person remove the top active portion of the turbine vent before the storm and plug the 

hole at the top of the standpipe. A wooden plug can 

be used that covers the entire hole and has blocks 

that rest against the walls of the standpipe where 

screws can be installed to anchor the plug to the 

standpipe. Some homeowners have had the entire 

turbine wrapped in plastic to keep water out during a 

storm (Figure 14). This can work as long as the turbine or wrapping does not get dislodged. The smaller 

area provided by removing the turbine top and plugging the hole is considered preferable. 

Figure 14. Plastic wrapped turbines.
Purpose: To describe practices for designing and installing metal roof systems that will enhance wind 

resistance in high-wind regions (i.e., greater than 90 miles per hour [mph] basic [gust design] wind speed).1

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.6: METAL ROOF SYSTEMS IN HIGH-WIND REGIONS

1 of 5

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 7.6

ROOFING7

12/10

Metal Roof Systems in

High-Wind Regions

Key Issues

Damage investigations have revealed that some 

metal roofing systems have sufficient strength to 

resist extremely high winds (Figure 1), while other 

systems have blown off during winds that were well 

below design wind speeds given in ASCE 7. When 

metal roofing (or hip, ridge, or rake flashings) blows 

off during hurricanes, water may enter the building 

at displaced roofing; blown-off roofing can damage 

buildings and injure people. Here is general guidance 

for achieving successful wind performance: 

1. Always follow the manufacturer’s installation instructions and local building code requirements. 

2. Calculate loads on the roof assembly in accordance with ASCE 7 or the local building code, it 

is recommended to use whichever procedure results in the highest loads.

3. Specify/purchase a metal roof system that has 

sufficient uplift resistance to meet the design uplift loads.

n For standing seam metal panel systems, 

the 2009 International Building Code (IBC) 

requires test methods UL 580 or ASTM E 

1592. For standing seam systems, it is recommended that design professionals specify E 1592 testing, because it gives a better 

representation of the system’s uplift performance capability. 

n For safety factor determination, refer to 

Chapter F in standard NAS-01, published by 

the American Iron and Steel Institute.

n For through-fastened steel panel systems, 

the IBC allows uplift resistance to be evaluated by testing or by calculations in accordance with standard NAS-01.

n For architectural panels with concealed clips, 

test method UL 580 is commonly used. 

However, it is recommended that design professionals specify ASTM E 1592 because it 

gives a better representation of the system’s 

uplift performance capability. When testing architectural panel systems via ASTM E 1592, 

the deck joints need to be unsealed in order 

to allow air flow to the underside of the metal panels. Therefore, underlayment should be 

eliminated from the test specimen, and a 1/8 

inch minimum between deck panel side and 

end joints should be specified.

n For safety factor determination, refer to 

Chapter F of the North American Specification 

for the Design of Cold-Formed Steel Structural 

Members (AISI S100-07).

1 The 90 mph speed is based on ASCE 7-05. If ASCE 7-10 is being used, the equivalent wind speed is 116 mph for Risk Category II buildings.

Figure 1. This structural standing seam roof system 

survived Hurricane Andrew (Florida, 1992), but some hip 

flashings were blown off. The estimated wind speed was 

170 mph (peak gust, at 33 feet for Exposure C).

This fact sheet addresses wind and wind-driven rain issues. For general information on other aspects 

of metal roof system design and construction (including seam types, metal types, and finishes), see the 

“Additional Resources” section.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.6: METAL ROOF SYSTEMS IN HIGH-WIND REGIONS

2 of 5

R

7

OOFING

12/10

n For copper roofing testing, see “NRCA analyzes and tests metal,” Professional Roofing, 

May 2003.

n For metal shingles, it is recommended that 

uplift resistance be based on test method 

UL 580 or 1897.

n Specify the design uplift loads for field, perimeter, and corners of the roof. Also specify the dimension of the width of the perimeter. (Note: For small roof areas, the corner 

load can be used throughout the entire roof 

area.)

4. Suitably design the roof system components 

(see the “Construction Guidance” section).

5. Obtain the services of a professional roofing contractor to install the roof system.

Metal Roofing Options

A variety of metal panel systems (including composite foam panels) are available for low-slope (i.e., 3:12 

or less) and steep-slope (i.e., greater than 3:12) 

roofs. Metal shingles are also available for steepslope roofs. Common metal roofing options are:

Standing-Seam Hydrostatic (i.e., water-barrier) Systems:

These panel systems are designed to resist water 

infiltration under hydrostatic pressure. They have 

standing seams that raise the joint between panels 

above the water line. The seam is sealed with sealant 

tape (or sealant) in case it becomes inundated with 

water backed up by an ice dam or driven by high wind. 

Most hydrostatic systems are structural systems (i.e., the roof panel has 

sufficient strength to span between 

purlins or nailers). A hydrostatic architectural panel (which cannot span 

between supports) may be specified, however, if continuous or closely 

spaced decking is provided.

Hydrokinetic (i.e., water-shedding) 

panels: These panel systems are not 

designed to resist water infiltration 

under hydrostatic pressure and therefore require a relatively steep slope 

(typically greater than 3:12) and the 

use of an underlayment to provide 

secondary protection against water 

that infiltrates past the panels. Most 

hydrokinetic panels are architectural systems, requiring continuous or 

closely spaced decking to provide 

support for gravity loads.

Some hydrokinetic panels have 

standing ribs and concealed clips 

(Figure 2), while others (such as 

5V-crimp panels, R-panels [box-rib] 

and corrugated panels) are through-fastened (i.e., attached with exposed fasteners). Panels are available 

that simulate the appearance of tile.

Metal Shingles: Metal shingles are hydrokinetic products and require a relatively steep-slope and the use 

of an underlayment. Metal shingles are available that 

simulate the appearance of wood shakes and tiles.

For observations of metal roofing performance 

during Hurricanes Charley (2004, Florida), 

Ivan (2004, Alabama and Florida), and Katrina 

(Alabama, Louisiana, and Mississippi, 2005), respectively; see Chapter 5 in FEMA MAT reports 

488, 489, and 549.

For attachment of corrugated metal panels, see 

FEMA 55, Coastal Construction Manual, Appendix 

K, available online at: http://www.fema.gov/library/viewRecord.do?id=1671.

An advantage of exposed fastener panels (versus panels with concealed clips) is that, after 

installation, it is easy to verify that the correct 

number of fasteners was installed. If fastening 

was not sufficient, adding exposed fasteners is 

easy and economical.

Figure 2. This architectural panel system has concealed clips. The 

panels unlatched from the clips. The first row of clips (just above the 

red line) was several inches from the end of the panels. The first row of 

clips should have been closer to the eave. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.6: METAL ROOF SYSTEMS IN HIGH-WIND REGIONS

3 of 5

ROOFING7

12/10

Construction Guidance 

n Consult local building code requirements and 

manufacturer’s literature for specific installation 

requirements. Requirements may vary locally.

n Underlayment: If a robust underlayment system is 

installed, it can serve as a secondary water barrier if the metal roof panels or shingles are blown 

off (Figures 2 and 3). For enhanced underlayment recommendations, see Fact Sheet No. 7.2, 

Roof Underlayment for Asphalt Shingle Roofs. Fact 

Sheet 7.2 pertains to underlayment options for 

asphalt shingle roofs. For metal panels and tiles, 

where Fact Sheet 7.2 recommends a Type I (#15) 

felt, use a Type II (#30) felt because the heavier 

felt provides greater resistance to puncture by the 

panels during application. Also, if a self-adhering 

modified bitumen underlayment is used, specify/

purchase a product that is intended for use underneath metal (such products are more resistant to 

bitumen flow under high temperature). 

n Where the basic (design) wind speed is 110 mph2

or greater, it is recommended that not less than 

two clips be used along the eaves, ridges, and 

hips. Place the first eave clip within 2 to 3 inches of the eave, and place the second clip approximately 3 to 4 inches from the first clip. Figures 

2 and 4 illustrate ramifications of clips being too 

far from the eave.

n For copper panel roofs in areas with a basic wind 

speed greater than 90 mph,3 it is recommended 

that Type 304 or 316 stainless steel clips and 

stainless steel screws be used instead of more 

malleable copper clips. 

n When clip or panel fasteners are attached to 

nailers (Figures 5–7), detail the connection of 

the nailer to the nailer support (including the detail of where nailers are spliced over a support). 

Figure 3. These architectural panel system have snaplock seams. One side of the seam is attached with a 

concealed fastener. Although a large number of panels 

blew away, the underlayment did not.

Figure 4. These eave clips were too far from the panel 

ends. The clip at the left was 13" from the edge of the 

deck. The other clip was 17" from the edge. It would 

have been prudent to install double clips along the 

eave. 

Figure 5. The panels blew off the upper roof and landed 

on the lower roof of this house. The upper asphalt 

shingle roof shown had been re-covered with 5V-Crimp 

panels that were screwed to nailers. The failure was 

caused by inadequate attachment of the nailers (which 

had widely-spaced nails) to the sheathing. Note that 

the hip flashing on the lower roof blew off.

2 The 110 mph speed is based on ASCE 7-05. If ASCE 7-10 is being 

used, the equivalent wind speed is 142 mph for Risk Category II 

buildings.

3 The 90 mph speed is based on ASCE 7-05. If ASCE 7-10 is being 

used, the equivalent wind speed is 116 mph for Risk Category II 

buildings.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.6: METAL ROOF SYSTEMS IN HIGH-WIND REGIONS

4 of 5

R

7

OOFING

12/10

n When clip or panel fasteners are loaded in withdrawal (tension), screws are recommended in 

lieu of nails. 

n For roofs located within 3,000 feet of the ocean 

line, 300 series stainless steel clips and fasteners are recommended. 

n For concealed clips over a solid substrate, it is 

recommended that chalk lines be specified so 

that the clips are correctly spaced. 

n Hip, ridge, and rake flashings: Because exposed 

fasteners are more reliable than cleat attachment, it is recommended that hip, ridge, and 

rake flashings be attached with exposed fasteners. Two rows of fasteners are recommended on 

either side of the hip/ridge line. Close spacing of 

fasteners is recommended (e.g., spacing in the 

range of 3 to 6 inches on center, commensurate 

with the design wind loads), as shown in Figure 

8 in order to avoid flashing blow-off as shown in 

Figure 9.

Figure 6. Blow-off of nailers caused these panels to 

progressively fail. The nailers were installed directly 

over the trusses. In an assembly such as this where 

there is no decking, there is no opportunity to incorporate an underlayment. With loss of the panels, rainwater was free to enter the building.

Figure 7. This residence had metal shingles that 

simulated the appearance of tile. The shingles typically 

blew off the battens, but some of the battens were also 

blown away.

Figure 8. The ridge flashing on these corrugated metal 

panels had two rows of fasteners on each side of the 

ridge line. 

Figure 9. The ridge flashing fasteners were placed too 

far apart. A significant amount of water leakage can occur when ridge flashings are blown away. 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

7.6: METAL ROOF SYSTEMS IN HIGH-WIND REGIONS

5 of 5

ROOFING7

Developed in association with the National Association of Home Builders Research Center

12/10

Additional Resources

For general information on other aspects of metal roof system design and construction (including seam types, 

metal types, and finishes), see:

Copper and Common Sense, (http://www.reverecopper.com)

Copper Development Association, (http://www.copper.org/publications)

Metal Building Manufacturers Association, Metal Roofing Systems Design Manual, 2000, (http://www.mbma.

com/display.cfm?p=44&pp6&i=47)

Metal Construction Association, (http://www.metalconstruction.org/pubs)

National Institute of Building Sciences, Whole Building Design Guide, (http://www.wbdg.org/design/env_roofing.php)

National Roofing Contractors Association, The NRCA Roofing Manual: Metal Panel and SPF Roof Systems, 2008, 

(http://www.nrca.net/rp/technical/manual/default.aspx)

Sheet Metal and Air Conditioning Contractors National Association, Architectural Sheet Metal Manual, 2003, 

(http://www.smacna.org/bookstore)

American Iron and Steel Institute, North American Specification for the Design of Cold-Formed Steel Structural 

Members (AISI S100-07), 2007, (http://www.steel.org)

American Iron and Steel Institute (http://www.professionalroofing.net/article.aspx?id=266)

FEMA MAT reports 488, 489, FEMA 543 (Section 3.4.3.4), 549, FEMA 577 (Section 4.3.3.8). (http://www.

fema.gov/library).

International Organization of Standards (ISO), Document ISO 14021, (http:// www.iso.org).

Professional Roofing, “NRCA analyzes and tests metal,” May 2003, (http://www.professionalroofing.net)

Purpose: To discuss requirements and recommendations for enclosures and breakaway walls 

below the Base Flood Elevation (BFE).

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.1: ENCLOSURES AND BREAKAWAY WALLS

1 of 5

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 8.1

ATTACHMENTS 8

12/10

Enclosures and Breakaway Walls

Key Issues

n Areas enclosed by solid walls below the BFE (“enclosures”) are subject to strict regulation under the 

National Flood Insurance Program 

(NFIP). Note that some local jurisdictions enforce stricter regulations for 

enclosures.

n Spaces below elevated buildings 

can be used only for building access, parking, and storage.

n Enclosures in V Zone buildings must 

be breakaway (non-breakaway enclosures are prohibited). Breakaway enclosures in V Zones must be built 

with flood-resistant materials, meet 

specific design requirements, and 

be certified by a registered design 

professional.

n Enclosures (breakaway and nonbreakaway) in A Zone buildings 

must be built with flood-resistant materials and 

equipped with flood openings that allow water 

levels inside and outside to equalize. 

n Breakaway enclosure walls should be considered 

expendable, and the building owner could incur 

significant costs when the walls are replaced. 

Breakaway wall replacement is not covered under flood insurance policies.

n For V Zones, breakaway wall enclosures below 

an elevated building will result in higher flood 

insurance premiums; however, surrounding below-BFE space with insect screening, open lattice, slats, or shutters (louvers) can result in 

much lower flood insurance premiums (Figure 

1) and will likely reduce damage during lessthan-base-flood events. It is also recommended that breakaway walls be designed to break 

into smaller sections so that they’re less likely 

to damage the foundation or the upper portions 

of buildings.

Figure 1. Wood louvers installed beneath an elevated house in a 

V Zone are a good alternative to solid breakaway walls.

WARNING

Designers, builders, and homeowners should realize that: (1) enclosures 

and items within them are likely to 

be destroyed even during minor flood events; (2) 

enclosures, and most items within them, are not 

covered under flood insurance, which can result 

in significant costs to the building owner; and (3) 

even the presence of properly constructed breakaway wall enclosures will increase flood insurance 

premiums for the entire building (the premium 

rate will increase as the enclosed area increases). Including enclosures in a building design can 

have significant cost implications.

The Hurricane Ike Mitigation Assessment Team 

(MAT) observed some breakaway walls in excess 

of 11 feet high. While FEMA promotes elevating 

homes above the BFE (i.e., adding freeboard), one 

of the unintended consequences appears to be 

the increasing size of flood-borne debris elements 

due to taller breakaway walls.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.1: ENCLOSURES AND BREAKAWAY WALLS

2 of 5

ATTACHMENTS

8

12/10

Space Below the BFE — What Can It Be 

Used For?

NFIP regulations state that the area below an elevated building can only be used for parking, building 

access, and storage. These areas must not be finished or used for recreational or habitable purposes. 

Only minimal electrical equipment is allowed and no 

mechanical or plumbing equipment is to be installed 

below the BFE. 

What is an Enclosure? 

An “enclosure” is formed when any space below the 

BFE is enclosed on all sides by walls or partitions. 

Enclosures can be divided into two types—breakaway and non-breakaway. 

n Breakaway enclosures are designed 

to fail under base flood conditions 

without jeopardizing the elevated building (Figure 2) – any belowBFE enclosure in a V Zone must be 

breakaway. Breakaway enclosures 

are permitted in A Zones but must 

be equipped with flood openings. 

n Non-breakaway enclosures can be 

constructed in an A Zone. They may 

be used to provide structural support to the elevated building. All A 

Zone enclosures must be equipped 

with flood openings to allow the automatic entry and exit of floodwaters. 

It is recommended that they be 

used only in A Zone areas subject 

to shallow, slow-moving floodwaters without breaking waves (i.e., 

do not use in Coastal A Zones). 

Breakaway Walls 

Breakaway walls must be designed to 

break free under the larger of the following Allowable Stress Design loads: 1) 

the design wind load, 2) the design seismic load, or 3) 10 pounds per square 

foot (psf), acting perpendicular to the 

plane of the wall (see Figure 3 for an example of a compliant breakaway wall). If 

the Allowable Stress Design loading exceeds 20 psf for the designed breakaway 

wall, the breakaway wall design must be 

certified. When certification is required, 

a registered engineer or architect must 

certify that the walls will collapse under 

a water load associated with the base 

flood and that the elevated portion of the building 

and its foundation will not be subject to collapse, 

displacement, or lateral movement under simultaneous wind and water loads. Breakaway walls must 

break away cleanly and must not damage the 

elevated building (Figure 4). Utilities should not 

be attached to, or pass through, breakaway walls. 

See FEMA (2008a) Technical Bulletin 9, Design and 

Construction Guidance for Breakaway Walls for more 

information.

Figure 3. An example of an NFIP-compliant breakaway wall constructed of preservative treated or decay resistant lumber.

Figure 2. Breakaway walls beneath this building failed 

as intended under the flood forces of Hurricane Ike.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.1: ENCLOSURES AND BREAKAWAY WALLS

3 of 5

ATTACHMENTS 8

12/10

Obstruction Considerations

A V Zone building, elevated on an open foundation 

without an enclosure or other obstructions below the 

BFE, is said to be free of obstructions, and will receive a favorable flood insurance premium (see FEMA 

(2008b) Technical Bulletin 5-08, Free-of-Obstruction 

Requirements for more information).

The following building scenarios are also classified by the NFIP Flood Insurance Manual as free of 

obstructions:

n Below BFE space is surrounded by insect screening and/or by wooden or plastic lattice, slats, or 

shutters (louvers), if at least 40 percent of the 

lattice and louver area is open. Lattice can be no 

thicker than 1⁄4 inch; slats or louvers can be no 

thicker than 1 inch.

n Below BFE space is surrounded by a combination of one solid breakaway wall (or garage door), 

and all other sides of the enclosure are either insect screening, wooden or plastic lattice, slats, 

or louvers.

The following building scenarios are classified by the 

NFIP Flood Insurance Manual as with obstructions:

n Below BFE space is fully enclosed by solid breakaway walls.

n Below BFE space is enclosed by a combination 

of two or more solid breakaway walls, with the remaining sides of the enclosure comprised of either insect screening, or wooden or plastic lattice, slats, or louvers.

Flood Openings

Foundation walls and other enclosure walls of A Zone 

buildings (including Coastal A Zone buildings) must 

be equipped with openings that allow the automatic 

entry and exit of floodwaters (Figure 5).

A Zone opening requirements are as follows: 

n Flood openings must be provided in at least two 

of the walls forming the enclosure.

n The bottom of each opening is to be located 

no higher than 1 foot above the grade that is 

immediately under each opening. If the interior 

and exterior grades are different, the higher of 

the final interior grade and the finished exterior 

grade that is immediately under each opening 

is used to make the determination.

n Louvers, screens, or covers may be installed 

over flood openings as long as they do not interfere with the operation of the openings during a 

flood.

n Flood openings may be sized according to either 

a prescriptive method (1 square inch of flood 

opening per square foot of enclosed area) or an 

engineering method (which must be certified by 

a registered engineer or architect).

Details concerning flood openings can be found in 

FEMA (2008c) Technical Bulletin 1-08, Openings in 

Foundation Walls and Walls of Enclosures. 

Other Considerations

Enclosures are strictly regulated because, if not constructed properly, they can transfer flood forces to 

the main structure (possibly leading to structural collapse). There are other considerations as well.

n Owners may be tempted to convert enclosed areas below the BFE into habitable space, leading to life-safety concerns and uninsured losses. 

Buildings without enclosures below the lowest 

floor should be encouraged. If enclosures are 

constructed, contractors should not stub out 

utilities in enclosures (utility stub-outs make 

it easier for owners to finish and occupy the 

space).

Figure 4. Building siding extended down and over the 

breakaway wall. Lack of a clean separation allowed 

damage to spread upward as the breakaway wall failed.

Figure 5. Flood opening in a below-BFE enclosure wall.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.1: ENCLOSURES AND BREAKAWAY WALLS

4 of 5

ATTACHMENTS

8

12/10

It is recommended to use insect screening, open 

wooden or plastic lattice, slats, or louvers instead of solid breakaway walls beneath elevated 

residential buildings.

It is recommended that flood openings be considered for solid breakaway walls in V Zones, 

even though they are not required by the NFIP. 

The presence of flood openings may relieve flood 

forces against the solid breakaway walls, reduce 

damage to the walls, and reduce flood-borne 

debris.

n Siding used on the elevated portions of a building should not extend down over breakaway 

walls. Instead, a clean separation should be provided so that any siding installed on breakaway 

walls is structurally independent of siding elsewhere on the building. Without such a separation, the failure of breakaway walls can result in 

damage to siding elsewhere on the building (see 

Figure 4). 

n Solid breakaway wall enclosures in V Zones will 

result in higher flood insurance premiums (especially where the enclosed area is 300 square 

feet or greater). Insect screening, lattice, slats, 

or louvers are recommended.

n If enclosures are constructed in Coastal A 

Zones, open foundations with breakaway enclosures are recommended instead of foundation 

walls or crawlspaces. If solid breakaway walls 

are used, then they must be equipped with flood 

openings that allow floodwaters to enter and exit 

the enclosure. Use of breakaway enclosures in 

Coastal A Zones (or any A Zone) will not lead to 

higher flood insurance premiums.

n Garage doors installed in below-BFE enclosures 

of V Zone buildings—even reinforced and highwind-resistant doors—must meet the performance requirement discussed in the Breakaway 

Walls section of this Fact Sheet. Specifically, the 

doors must be designed to break free under the 

larger of the following Allowable Stress Design 

loads: design wind load, the design seismic 

load, or 10 psf, acting perpendicular to the plane 

of the door. If the Allowable Stress Design loading exceeds 20 psf for the designed door, the 

door must be designed and certified to collapse 

under base flood conditions. See the Breakaway 

Walls section for information about certification 

requirements.

There are two other enclosure scenarios that should 

be mentioned, both of which have construction and 

flood insurance consequences. Contractors and designers should be cautious when an owner asks for 

either type of enclosure, and consultation with the 

community and a knowledgeable flood insurance 

agent is recommended.

n Below-BFE enclosures that do not extend all the 

way to the ground (sometimes called “hanging” 

enclosures or “elevated” enclosures, occurs 

when there is an enclosure floor system tied to 

the building foundation and above the ground – 

see Figure 6). In V Zones, the enclosure walls 

must be breakaway, and the enclosure floor system must either break away or the building foundation must be designed to accommodate flood 

loads transferred from the enclosure floor system to the foundation. In V Zones, the enclosure 

walls must be breakaway, and the enclosure floor 

system must either break away or the building 

foundation must be designed to accommodate 

flood loads transferred from the enclosure floor 

system to the foundation.

n In A Zones, the enclosure walls must have proper flood vents, with the bottom no higher than 1 

foot above the enclosure floor. These types of 

enclosures were not contemplated when flood insurance premium rate tables were constructed, 

and can result in significantly higher flood insurance premiums than had the enclosure walls extended to the ground. The NFIP is working to correct this rating issue; until then, owners will pay 

a substantial premium penalty for this type of 

construction.

Figure 6. Example of an enclosure that does not extend to grade. This type of enclosure presents special 

construction and flood insurance issues. Contractors 

should proceed with caution when an owner requests 

such an enclosure.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.1: ENCLOSURES AND BREAKAWAY WALLS

5 of 5

ATTACHMENTS 8

Developed in association with the National Association of Home Builders Research Center

12/10

Figure 7. Example of a two-story enclosure below the BFE. This type 

of enclosure presents special construction and flood insurance 

issues. Contractors should proceed with caution when an owner 

requests such an enclosure. 

n Two-story enclosures below elevated buildings (see Figure 7). As 

some BFEs are established higher and higher above ground, some 

owners have constructed two-story 

solid wall enclosures below the elevated building, with the upper enclosure having a floor system approximately midway between the ground 

and the elevated building. These 

types of enclosures present unique 

problems. In A Zones both levels of 

the enclosure must have flood openings in the walls unless there is 

some way to relieve water pressure 

through the floor system between 

the upper and lower enclosures; in V 

Zones, the enclosure walls (and possibly enclosure floor systems) must 

be breakaway; special ingress and 

egress code requirements may be 

a factor; these enclosures may result in substantially higher flood insurance premiums. 

Additional Resources

FEMA. 2008a. Design and Construction Requirements for Breakaway Walls. Technical Bulletin 9-08, 

(http://www.fema.gov/library/viewRecord.do?id=1722). 

FEMA. 2008b. Free-of-Obstruction Requirements. Technical Bulletin 5-08, 

(http://www.fema.gov/library/viewRecord.do?id=1718). 

FEMA. 2008c. Openings in Foundation Walls and Walls of Enclosures. Technical Bulletin 1-08, 

(http://www.fema.gov/library/viewRecord.do?id=1579).

FEMA. 2009. Hurricane Ike Recovery Advisory, Design and Construction in Coastal A Zones, 

(http://www.fema.gov/library/viewRecord.do?id=1569).

 

Key Issues

n Any deck, accessory building, or 

other construction element that 

is structurally dependent on or 

attached to a building in V Zone 

is considered part of the building and must meet the NFIP regulatory requirements for construction in V Zone (see NFIP 

Technical Bulletin 5-08 and Fact 

Sheet Nos. 1.2, 1.4, 1.5, 1.7, 

3.1, 8.1, 9.1). Attached construction elements that do not 

meet these requirements are 

prohibited.

n If prohibited elements are attached to a building that is otherwise compliant with NFIP 

requirements, a higher flood insurance premium may be assessed against the entire 

building.

n Swimming pools, accessory buildings, and other construction elements outside 

the perimeter (footprint) of, and not attached 

to, a coastal building may alter the characteristics of flooding significantly or increase wave or 

debris impact forces affecting the building and 

nearby buildings. If such elements are to be constructed, a design professional should consider 

their potential effects on the building and nearby 

buildings.

n This Home Builder’s Guide to Coastal Construction

strongly recommends that all decks, pools, accessory structures, and other construction elements in Zone A in coastal areas be designed 

and constructed to meet the NFIP V Zone requirements.

n Post-storm investigations frequently reveal envelope and structural damage (to elevated buildings) initiated by failure of a deck due to flood 

and/or wind forces. Decks should be given the 

same level of design and construction attention 

as the main building, and failure to do so could 

lead to severe building damage.

Decks

Requirements

n If a deck is structurally attached to a building in 

Zone V, the bottom of the lowest horizontal member of the deck must be elevated to or above the 

elevation of the bottom of the building’s lowest 

horizontal member.

n A deck built below the Design Flood Elevation 

(DFE) must be structurally independent of the 

main building and must not cause an obstruction.

n If an at-grade, structurally independent deck is 

to be constructed, a design professional must 

Purpose: To summarize National Flood Insurance Program (NFIP) requirements and general guidelines 

for the construction and installation of decks, access stairs and elevators, swimming pools, and accessory 

buildings under or near coastal buildings.

Damage from Hurricane Opal in Florida. This deck was designed to meet 

State of Florida Coastal Construction Control Line (CCCL) requirements. 

The house predated the CCCL and did not meet the requirements.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.2: DECKS, POOLS, AND ACCESSORY STRUCTURES

1 of 4

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 8.2

ATTACHMENTS 8

12/10

Decks, Pools, and Accessory 

Structures
evaluate the proposed deck to determine whether it will adversely affect the building and nearby 

buildings (e.g., by diverting flood flows or creating damaging debris).

Recommendations

n Decks should be built on the same type of foundation as the primary building. Decks should be 

structurally independent of the primary structure 

and designed to resist the expected wind and 

water forces.

n Alternatively, decks can be cantilevered from the 

primary structure; this technique can minimize 

the need for additional foundation members.

n A “breakaway deck” design is discouraged because of the large debris that can result.

n A “breakaway deck” on the seaward side poses 

a damage hazard to the primary structure.

n Decks should be constructed of flood-resistant 

materials, and all fasteners should be made of 

corrosion-resistant materials.

Access Stairs and Elevators

Requirements

n Open stairs and elevators attached to or beneath an elevated building in V Zone are excluded from the NFIP breakaway wall requirements (see NFIP Technical Bulletin

5-08 and Fact Sheet No. 8.1), but must meet 

the NFIP requirement for the use of flood-resistant materials (see NFIP Technical Bulletin 2-08 

and Fact Sheet No. 1.7). Large solid staircases 

that block flow under a building are a violation of 

NFIP free-of-obstruction requirements (see NFIP 

Technical Bulletin 5-08)

n Although they need not be designed to break 

away under flood forces, access stairs and elevators are obstructions; therefore, the loads they 

may transfer to the main building must be considered by the design professional.

Recommendations

n Open stair handrails and risers should be used 

because they allow wind and water to pass 

through rather than act as a barrier to flow.

n The bottom of the stair, like the foundation of the 

primary structure, should be designed and constructed to remain in place during a windstorm 

or a flood.

n Stairways not considered the primary means of 

egress can be constructed with hinged connections that allow them to be raised in the event of 

an impending storm or flood (check code requirements before employing this technique).

n Elevators should be installed in accordance with 

the guidance in NFIP Technical Bulletin 4-93 and 

the building code.

Swimming Pools

Requirements

n An at-grade or elevated pool adjacent to a coastal building is allowed only if the pool will not act 

as an obstruction that will result in damage to 

the building or nearby buildings.

n When a pool is constructed near a building in 

Zone V, the design professional must assure 

community officials that the pool will not increase 

the potential for damage to the foundation or 

elevated portion of the building or any nearby 

Large solid stairs such as these block flow under a 

building and are a violation of NFIP free-of-obstruction 

requirements. 

The rails on these stairs were enclosed with siding, 

presenting a greater obstacle to the flow of flood water and contributing to the flood damage shown here.

2 of 4 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

ATTACHMENTS

8

12/10

8.2: DECKS, POOLS, AND ACCESSORY STRUCTURES
buildings. Pools can be designed to 

break up (“frangible pools”) during a 

flood event, thereby reducing the potential for adverse impacts on nearby buildings.

n Any pool constructed adjacent to a 

coastal building must be structurally 

independent of the building and its 

foundation.

n A swimming pool may be placed beneath a coastal building only if the 

top of the pool and the accompanying pool deck or walkway are flush 

with the existing grade and only if the 

lower area (below the lowest floor) 

remains unenclosed. Under the NFIP, 

lower-area enclosures around pools 

constitute a recreational use and 

are not allowed, even if constructed 

to breakaway standards.

Recommendations

n Pools should be oriented with their 

narrowest dimension perpendicular 

to the direction of flood flow.

n Concrete decks or walkways around pools 

should be frangible (i.e., they will break apart under flood forces).

n Molded fiberglass pools should be installed and 

elevated on a pile-supported structural frame.

n No aboveground pools should be constructed in 

V Zone unless they are above the DFE and have 

an open, wind- and flood-resistant foundation.

n Pool equipment should be located above the 

DFE whenever practical.

n Check with community officials before constructing pools in Zone V.

Accessory Buildings

Requirements

n Unless properly elevated (to or above the DFE) 

on piles or columns, an accessory building in V 

Zone is likely to be destroyed during a coastal 

storm; therefore, these buildings must be limited to small, low-value structures (e.g., small 

wood or metal sheds) that are disposable. See 

NFIP Technical Bulletin 5-08.

n If a community wishes to allow unelevated accessory buildings, it must define “small” and 

“low cost.” NFIP Technical Bulletin 5-08 defines 

“small” as less than 100 square feet and “low 

cost” as less than $500. Unelevated accessory 

buildings must be unfinished inside, constructed 

with flood-resistant materials, and used only for 

storage.

n When an accessory building is placed in Zone V, 

the design professional must determine the effect that debris from the accessory building will 

have on nearby buildings. If the accessory building is large enough that its failure could create 

damaging debris or divert flood flows, it must be 

elevated above the DFE.

Recommendations

n Whenever practical, accessory buildings should 

not be constructed. Instead, the functions of an 

accessory building should be incorporated into 

the primary building.

n All accessory buildings should be located above 

the DFE whenever practical.

n All accessory buildings should be designed and 

constructed to resist the locally expected wind 

and water forces whenever practical.

n The roof, wall, and foundation connections in accessory buildings should meet the requirements 

for connections in primary buildings.

n Accessory buildings below the DFE should be anchored to resist being blown away by high winds 

or carried away by floodwaters.

Siting and design recommendations for swimming pools in coastal 

areas.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.2: DECKS, POOLS, AND ACCESSORY STRUCTURES

3 of 4

ATTACHMENTS 8

12/10
n Accessory buildings (including 

their foundations) must not be 

attached to the primary building; otherwise, failure of the accessory building could damage 

the primary building.

n Orienting the narrowest dimension of an accessory building 

perpendicular to the expected 

flow of water will create less of 

an obstruction to flowing water 

or wave action, and may result 

in less damage.

Additional Resources

FEMA. NFIP Technical Bulletin 2-08, Flood Damage-Resistant Materials Requirements for Buildings Located in 

Special Flood Hazard Areas. (http://www.fema.gov/library/viewRecord.do?id=1580)

FEMA. NFIP Technical Bulletin 4-10, Elevator Installation for Buildings Located in Special Flood Hazard Areas. 

(http://www.fema.gov/library/viewRecord.do?id=1717)

FEMA. NFIP Technical Bulletin 5-08, Free-of-Obstruction Requirements for Buildings Located in Coastal High 

Hazard Areas. (http://www.fema.gov/library/viewRecord.do?id=1718)

Small accessory building anchored to resist wind forces.

Developed in association with the National Association of Home Builders Research Center

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.2: DECKS, POOLS, AND ACCESSORY STRUCTURES

4 of 4

ATTACHMENTS

8

12/10
Purpose: To identify the special 

considerations that must be made 

when installing utility equipment 

in a coastal home.

Key Issues: 

Hazards, requirements, and recom- mendations – Special considerations 

must be made when installing utility systems in coastal homes. 

Proper placement and connection

of utilities and mechanical equipment can significantly reduce the 

costs of damage caused by coastal 

storms and will enable homeowners 

to reoccupy their homes soon after 

electricity, sewer, and water are restored to a neighborhood.

Coastal Hazards That Damage 

Utility Equipment

n Standing or moving floodwaters

n Impact from floating debris in floodwaters

n Erosion and scour from floodwaters

n High winds

n Windborne missiles

Common Utility Damage in Coastal Areas

Floodwaters cause corrosion and contamination, 

short-circuiting of electronic and electrical equipment, and other physical damage.

Electrical – Floodwaters can corrode and short-circuit 

electrical system components, possibly leading to 

electrical shock. In velocity flow areas, electrical panels can be torn from their attachments by the force of 

breaking waves or the impact of floating debris.

Water/Sewage – Water wells can be exposed by erosion and scour caused by floodwaters with velocity 

flow. A sewage backup can occur even without the 

structure flooding.

Fuel – Floodwaters can float and rupture tanks, corrode and short-circuit electronic components, and 

sever pipe connections. In extreme cases, damage 

to fuel systems can lead to fires.

Basic Protection Methods

The primary protection methods are elevation or 

component protection.

Elevation

Elevation refers to the location of a component and/or 

utility system above the Design Flood Elevation (DFE). 

Component Protection

Component protection refers to the implementation 

of design techniques that protect a component or 

group of components from flood damage when they 

are located below the DFE.

NFIP Utility Protection Requirements

The NFIP regulations [Section 60.3(a)(3)] state that:

All new construction and substantial improvements 

shall be constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment 

and other service facilities that are designed and/

or located so as to prevent water from entering or 

accumulating within the components during conditions of flooding.

Electrical lines and box dislocated by hurricane forces.

Elevation of utilities and mechanical equipment 

is the preferred method of protection.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 1 of 3

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 8.3

ATTACHMENTS 8

12/10

Protecting Utilities

8.3: PROTECTING UTILITIES
Utility Protection Recommendations

Electrical

n Limit switches, wiring, and receptacles below 

the DFE to those items required for life safety. 

Substitute motion detectors above the DFE for 

below-DFE switches whenever possible. Use only 

ground-fault-protected electrical breakers below 

the DFE.

n Install service connections (e.g., electrical lines, 

panels, and meters; telephone junction boxes; 

cable junction boxes) above the DFE, on the landward side of interior piles or other vertical support members.

n Use drip loops to minimize water entry at 

penetrations.

n Never attach electrical components to breakaway walls.

Water/Sewage

n Attach plumbing risers on the landward side of 

interior piles or other vertical support members.

n When possible, install plumbing runs inside 

joists for protection. 

n Never attach plumbing runs to breakaway walls.

HVAC

n Install HVAC components (e.g., condensers, 

air handlers, ductwork, electrical components) 

above the DFE.

n Mount outdoor units on the leeward side of the 

building.

n Secure the unit so that it cannot move, vibrate, 

or be blown off its support.

n Protect the unit from damage by windborne debris.

Recommended installation techniques for electrical and plumbing lines and other utility components. 

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.3: PROTECTING UTILITIES

2 of 3

ATTACHMENTS

8

12/10
Fuel

n Fuel tanks should be installed so as to prevent 

their loss or damage. This will require one of the 

following techniques: (1) elevation above the 

DFE and anchoring to prevent blowoff, (2) burial and anchoring to prevent exposure and flotation during erosion and flooding, (3) anchoring 

at ground level to prevent flotation during flooding and loss during scour and erosion. The first 

method (elevation) is preferred.

n Any anchoring, strapping, or other attachments 

must be designed and installed to resist the effects of corrosion and decay.

Additional Resources

American Society of Civil Engineers. Flood Resistant 

Design and Construction (SEI/ASCE 24-05).

(http://www.asce.org)

FEMA. Free-of-Obstruction Requirements. Technical Bulletin 5-08, 

(http://www.fema.gov/library/viewRecord.do?id=1718).

FEMA. Protecting Building Utilities From Flood Damage. FEMA 348. November 1999. 

(http://www.fema.gov/library/viewRecord.do?id=1750)

Elevated air conditioning compressors.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

8.3: PROTECTING UTILITIES

3 of 3

ATTACHMENTS 8

Developed in association with the National Association of Home Builders Research Center

12/10

Note: Repairs, remodeling, additions, and retrofitting may also be subject to other community 

and code requirements, some of which may be 

more restrictive than the NFIP requirements. 

Check with the AHJ before undertaking any work.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

1 of 7

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 9.1

REPAIRS9

12/10

Repairs, Remodeling, Additions, and Retrofitting – Flood

Key Issues

n Existing buildings that sustain substantial damage or that are substantially improved (see box 

on page 3) will be treated as new construction 

and must meet the community’s current floodresistant construction requirements (e.g., lowest floor elevation, foundation, and enclosure 

requirements).

n Work on post-Flood Insurance Rate Map (FIRM)1

existing buildings that are not substantially damaged or substantially improved (see box on page 

3) must meet the community’s flood-resistant 

construction requirements that were in effect 

when the building was originally constructed. 

n Work on pre-FIRM1 existing buildings that are not 

substantially damaged or substantially improved 

(see box on page 3) is not subject to NFIP floodresistant construction requirements.

n With some minor exceptions (e.g., code violations and historic buildings), substantial damage 

and substantial improvement requirements apply 

to all buildings in the flood hazard area, whether 

or not a flood insurance policy is in force.

n Buildings damaged by a flood and covered by 

flood insurance may be eligible for additional payments through the Increased Cost of Compliance 

(ICC) policy provisions. Check with an insurance 

agent and the authority having jurisdiction (AHJ) 

for details.

n Repairs and remodeling—either before or after 

storm damage—provide many opportunities for 

retrofitting homes and making them more resistant to flood damage.

Factors That Determine Whether and How 

Existing Buildings Must Comply With NFIP 

Requirements

Rules governing the applicability of NFIP new construction requirements to existing buildings are confusing 

to many people; this fact sheet and Fact Sheet No. 

1.2, Summary of Coastal Construction Requirements 

and Recommendations for Flood Effects provide guidance on the subject.

When repairs, remodeling, additions, or improvements to an existing building are undertaken, four 

basic factors determine whether and how the existing building must comply with NFIP requirements for 

new construction:

n Value of damage/work– whether the cost of repairs to the damaged building triggers substantial damage or substantial improvement regulations (see page 3).

n Nature of work– whether the work involves an 

expansion of the building, either laterally or vertically (an addition), or an enclosure of space below the Base Flood Elevation (BFE), or the demolition and reconstruction of an existing building, 

or the relocation of an existing building.

Purpose: To outline National Flood Insurance Program (NFIP) requirements for repairs, remodeling, and 

additions, and opportunities for retrofitting in coastal flood hazard areas; to provide recommendations for 

exceeding those minimum requirements.

1 Pre-FIRM is defined as a building for which construction or substantial improvement occurred on or before December 31, 1974, or before the effective date of the initial Flood Insurance Rate Map (FIRM) for the community. Post-FIRM is defined as a building for which construction or substantial 

improvement occurred after December 31, 1974, or on or after the effective date of the initial Flood Insurance Rate Map (FIRM) for the community.

2 This fact sheet and Fact Sheet No. 2 recommend meeting current NFIP/community requirements in these instances.
A Zones Subject to Breaking Waves and Erosion

Home Builder’s Guide to Coastal Construction 

(HBGCC) Recommendations: Treat buildings and 

lateral additions in A Zones subject to breaking 

waves and erosion like V Zone buildings. Elevate 

all A Zone lateral additions (except garages) such 

that the bottom of the lowest horizontal structural member is at, or above, the DFE. For garages 

(in A Zones subject to breaking waves and erosion) below the DFE, construct with breakaway 

walls.

2009 International Residential Code 

Requirements for Additions, Alterations or 

Repairs

R102.7.1 Additions, alterations or repairs. 

Additions, alterations, or repairs to any structure shall conform to the requirements for a new 

structure without requiring the existing structure 

to comply with all of the requirements of this 

code, unless otherwise stated. Additions, alterations or repairs shall not cause an existing 

structure to become unsafe or adversely affect 

the performance of the building.

What Is Substantial Damage?

Substantial damage is damage, of any origin, 

where the cost to restore the building to its predamage condition equals or exceeds 50 percent 

of the building’s market value before the damage 

occurred.

What Is Substantial Improvement? 

Substantial improvement is any reconstruction, 

rehabilitation, addition, or improvement of a 

building, the cost of which equals or exceeds 50 

percent of the building’s pre-improvement market value.

When repairs and improvements are made simultaneously, all costs are totaled and compared 

with the 50 percent of market value threshold.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

2 of 7

R

9

EPAIRS

12/10

n Pre-FIRM or post-FIRM building– different requirements may apply to pre-FIRM existing 

buildings.

n Flood zone– different requirements may apply 

in V Zones and A Zones (this includes both the 

Coastal A Zone and A Zone).

Two other factors may need to be considered (consult the AHJ regarding whether and how these factors 

apply):

n Code violations– if cited by a code official, the 

NFIP regulations exempt certain work to correct 

existing violations of state or local health, sanitary, or safety code requirements from the substantial improvement and substantial damage 

calculations. 

n Historic structures– a building that is on the 

National Register of Historic Places or that has 

been designated as historic by federally certified 

state or local historic preservation offices (or 

that is eligible for such designation) may be exempt from substantial damage and substantial 

improvement requirements, provided any work 

on the building does not cause the building to 

lose its historic designation.

Code Compliance

Definitions from the International Code Council Model 

Building Codes

ADDITION: An extension or increase in floor area or 

height of a building or structure.

ALTERATION: Any construction or renovation to an 

existing structure other than repair or addition that 

requires a permit. Also, a change in a mechanical 

system that involves an extension, addition or change 

to the arrangement, type or purpose of the original installation that requires a permit.

REPAIR: The reconstruction or renewal of any 

part of an existing building for the purpose of its 

maintenance.

Substantial Damage and Substantial 

Improvement

It is not uncommon for existing coastal buildings 

to be modified or expanded over time, often in conjunction with the repair of storm damage. All repairs, 

remodeling, improvements, additions, and retrofitting 

to buildings in flood hazard areas must be carried 

out in conformance with floodplain management ordinances pertaining to substantial improvement and 

substantial damage.

What Costs Are Included in Substantial 

Damage and Substantial Improvement 

Determinations?

n All structural items and major building components (e.g., foundations; beams; trusses; 

sheathing; walls and partitions; floors; ceilings; 

roof covering; windows and doors; brick, stucco, 

and siding; attached decks and porches).
Note: Some jurisdictions have enacted more 

restrictive requirements—some use a less-than50-percent damage/improvement threshold. 

Some track the cumulative value of damage 

and improvements over time. Consult the AHJ 

for local requirements.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

3 of 7

12/10

REPAIRS9

n Interior finish elements (e.g., tile, vinyl flooring, 

stone, carpet; plumbing fixtures; gypsum wallboard and wall finishes; built-in cabinets, bookcases and furniture; hardware).

n Utility and service equipment (e.g., HVAC equipment; plumbing and wiring; light fixtures and ceiling fans; security systems; built-in appliances; 

water filtration and conditioning systems).

n Market value of all labor and materials for repairs, demolition, and improvements, including 

management, supervision, overhead, and profit 

(do not discount volunteer or self-labor or donated/discounted materials).

What Costs Are Not Included in Substantial 

Damage and Substantial Improvement 

Determinations?

n Design costs (e.g., plans and specifications, 

surveys and permits).

n Clean-up (e.g., debris removal, transportation, 

and landfill costs).

n Contents (e.g., furniture, rugs, appliances not 

built in).

n Outside improvements (e.g., landscaping, irrigation systems, sidewalks and patios, fences, 

lighting, swimming pools and hot tubs, sheds, 

gazebos, detached garages).

Additions

Additions increase the square footage or external 

dimensions of a building. They can be divided into 

lateral additions, vertical additions, and enclosures of 

areas below existing buildings. When considering additions, it is important to consider that changes to 

the shape of the building may impact the potential 

damages to the house. A lateral addition may change 

the way flood waters travel around the structure and 

potentially create obstructions for flood-borne debris 

that may require additional foundation modifications. 

Vertical additions may also impose greater loads on 

the existing structure. A qualified design professional 

should evaluate the loading to the entire structure to 

see if additional structural modifications are required 

in order to maintain the structure’s ability to sustain 

flood loading.

Lateral Additions

n If a lateral addition constitutes a substantial improvement to a V Zone building, both the addition 

and the existing building must comply with the effective base flood elevation, foundation, and other flood requirements for new V Zone construction (see Figure 1).

DFE

Existing Building in V Zone

Existing pre-FIRM building below DFE

DFE

Compliant Renovated/Remodeled Building

DFE

DFE

DFE

Figure 1. Substantial improvement: Renovated/remodeled building in a V Zone.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

4 of 7

R

9

EPAIRS

12/10

Existing Building Compliant Lateral Addition

DFE

Existing, NFIP-compliant post-FIRM building

with bottom of lowest horizontal structural 

member at or above old DFE (in effect at 

time of original construction)

Existing

building

Lateral

addition

Pile/column

foundation

Bottom of lowest horizontal

structural member at or 

above new DFE

Requirement: Both existing building and addition must be 

elevated on open (pile/column) foundation with bottom of lowest 

horizontal structural member at or above new DFE (in effect at 

time of construction of lateral addition)

An attached garage 

does not have to be 

elevated above 

DFE, but must be 

constructed with 

breakaway walls.

DFE

n If a lateral addition constitutes a substantial improvement to an A Zone building, only the addition must comply with the current floor elevation, foundation, and other flood requirements 

for new construction, as long as the alterations 

to the existing building are the minimum necessary.3 Minimum alterations necessary means 

the existing building is not altered, except for 

cutting an entrance through the existing building wall into the addition, and except for the 

minimum alterations necessary to tie the addition to the building. If more extensive alterations are made to the existing building, it too 

must be brought into compliance with the requirements for new construction.

n If a lateral addition to a pre-FIRM building does

not constitute a substantial improvement, neither the addition nor the existing building must be 

elevated. However, the HBGCC recommends that 

both the existing building and the addition be elevated to, or above, the current DFE, in a manner 

consistent with current NFIP requirements for new 

construction, and using a V Zone-type foundation 

in V Zones and in Coastal A Zones.

n If a lateral addition to a post-FIRM building does

not constitute a substantial improvement, the addition must be elevated in accordance with the 

flood requirements in effect at the time the building was originally constructed, even if the BFE and 

flood hazard have changed over time. The HBGCC 

recommends that both the existing building and 

the addition be elevated to, or above, the current 

DFE, in a manner consistent with current NFIP requirements for new construction, and using a V 

Zone-type foundation in V Zones and in Coastal A 

Zones (see Figure 2).

3 However, the HBGCC recommends that both the existing building and the addition be elevated to, or above, the current DFE, in a manner consistent with current NFIP requirements, and using a V Zone-type foundation in Coastal A Zones.

Figure 2. Substantial improvement: Lateral addition to a pre-FIRM building in a V Zone.
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

5 of 7

12/10

REPAIRS9

Vertical Additions

n If a vertical addition to a V Zone or A Zone building constitutes a substantial improvement, both 

the addition and the existing building must comply with the effective base flood elevation, foundation, and other flood requirements for new 

construction (see Figure 3).

n If a vertical addition to a pre-FIRM V Zone or A 

Zone building does not constitute a substantial 

improvement, neither the addition nor the existing building must be elevated or otherwise 

brought into compliance with NFIP requirements. 

However, the HBGCC recommends that both the 

addition and the existing building be elevated to, 

or above, the current DFE in a manner consistent with current NFIP requirements for new construction, and using a V Zone-type foundation in 

V Zones and in Coastal A Zones (see Figure 3). 

The HBGCC also recommends strongly against 

using any space below the current BFE for habitable uses (uses permitted by the NFIP are parking, storage, and building access).

n If a vertical addition to a post-FIRM V Zone or 

A Zone building does not constitute a substantial improvement, the addition must be designed 

and constructed in accordance with the flood requirements in effect at the time the building was 

originally constructed. However, BFEs and flood 

zones change over time as areas are remapped. 

The HBGCC recommends that both the addition and the existing building be elevated to, or 

above, the current DFE in a manner consistent 

with current NFIP requirements for new construction, and using a V Zone-type foundation in V 

Zones and in Coastal A Zones. The HBGCC also 

recommends strongly against using any space 

below the current BFE for habitable uses (uses 

permitted by the NFIP are parking, storage, and 

building access).

Figure 3. Substantial improvement: Vertical addition to a pre-FIRM building in a V Zone.

Existing Building

Compliant Vertical Addition

DFE DFE

Existing, Pre-FIRM buildingbelow DFE

New, extended

pile/column

foundation

Bottom of lowest horizontal

structural member at or above DFE

Bottom of lowest horizontal

structural member at or above DFE

Requirement: Both existing building and addition must be 

elevated to or above DFE 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

6 of 7

R

9

EPAIRS

12/10

Enclosures of Areas Below Existing 

Buildings

Enclosures below existing buildings are treated like 

vertical additions.

Existing NFIP requirements: (1) do not enclose and 

convert to habitable use any space below the BFE 

under any circumstances, and (2) construct only 

breakaway enclosures below existing buildings in V 

Zones and in Coastal A Zones. HBGCC recommendation: in V Zones and Coastal A Zones the area 

below the BFE should be built free of obstruction. 

Use open lattice, screening, or breakaway walls. For 

requirements concerning enclosures below elevated 

buildings see Fact Sheet 8.1. It should be noted that 

enclosures built with breakaway walls below the BFE 

may result in increased insurance premiums when 

compared to an open foundation.

Reconstruction of a Destroyed or Razed 

Building

In all cases (pre-FIRM or post-FIRM, V Zone or A Zone) 

where an entire building is destroyed or purposefully demolished or razed, the replacement building is 

considered “new construction” and the replacement 

building must meet the current NFIP requirements, 

even if it is built on the foundation of the original 

building.

Moving an Existing Building

When an existing building (pre-FIRM or post-FIRM, V 

Zone or A Zone) is moved to a new location or site, 

the work is considered “new construction” and if the 

relocated building is in the SFHA, it must be installed 

so as to comply with NFIP requirements.

Materials

When constructing in coastal environments, carefully 

consider what construction materials to select. The 

NFIP Technical Bulletin 2, Flood Damage-Resistant 

Materials Requirements (August 2008), provides valuable information regarding the applicability of various 

construction materials in a coastal environment. For 

additional information, see Fact Sheet 1.7, Coastal 

Building Materials. Following a storm event, repairs 

should not be started until the problem is properly 

evaluated and materials are selected that will entirely remedy the damage. All costs of repairs should be 

identified and quantified prior to starting repairs.

Repairs

Correction of only the apparent surface damage can 

lead to unaddressed or overlooked problems beneath the surface that can potentially cause major 

issues with the structural stability of the building. 

Proper inspections of damage often not only require 

demolition or removal of the physically damaged 

building component, but also removal of associated 

exterior cladding. Wind-driven rain for example can 

lead to compromised connections and the decaying 

or rotting of building materials that may not be visible 

without further investigation. 

Insurance Consequences

Designers and owners should know that the work 

described previously may have insurance consequences, especially if not completed strictly in 

accordance with NFIP requirements.

In general, most changes to an existing building 

that result from less-than-substantial damage, or 

that do not constitute substantial improvement, will 

not change the status from pre-FIRM to post-FIRM. 

However, it is required that substantially improved 

or substantially damaged buildings be brought into 

compliance. NFIP flood insurance policies on those 

buildings are written using rates based on elevation. 

In most cases, the premium will decrease when a preFIRM building is substantially improved and brought 

into compliance. The building becomes a post-FIRM 

building and premiums are calculated using elevation 

rates. Failure to comply with the substantial damage 

or substantial improvement requirements will result 

in a building’s status being changed and in higher 

flood insurance premiums. For example:

n If an NFIP-compliant enclosure built with breakaway walls is added below a post-FIRM V Zone 

building, the building will no longer be rated as 

“free of obstructions.” Flood insurance premiums on these buildings will be higher. If the enclosure is not compliant with all NFIP requirements, higher premiums will result.

n If work on an existing V Zone building constitutes 

a substantial improvement, the building will be 

rated on a current actuarial basis. Any pre-FIRM 

designation will be lost and current post-FIRM 

rates will be used.

n If an NFIP-compliant lateral addition constituting a substantial improvement is made to a preFIRM A Zone building and no changes were made 

to the existing building, the building will retain its 

pre-FIRM designation and rating. However, if the 

addition does not comply with all requirements, 

or if more than the minimum alteration necessary was made to the existing building, the building and addition’s lowest floor must be elevated to or above the BFE. The building including 

the addition will be rated with post-FIRM actuarial rates. 

Retrofit and Remodeling Opportunities

Retrofit opportunities will likely present themselves 

any time repair or maintenance work is undertaken 

for a major element of a building. Improvements to 

the building that are made to increase resistance to 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.1: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – FLOOD

7 of 7

Developed in association with the National Association of Home Builders Research Center

12/10

REPAIRS9

the effects of natural hazards should focus on those 

items that will potentially return the largest benefit to 

the building owner. Some examples of retrofit opportunities may include:

n Improving floor-framing-to-beam connections 

whenever they are accessible (see Fact Sheet 

4.1, Load Paths and Fact Sheet 4.3, Use of Connectors and Brackets for additional information).

n Improving beam-to-pile connections whenever they are accessible (see Fact Sheet 3.3, 

Wood-Pile-to-Beam Connections for additional 

information).

n Periodically checking and inspecting flood openings to make sure that they are not blocked and 

functioning properly. If the house is older, check to 

make sure that flood openings are sized correctly. Consult NFIP Technical Bulletin 1, Openings In 

Foundation Walls and Walls of Enclosures (August 

2008) for proper flood opening guidance. Also 

see Fact Sheet 3.5, Foundation Walls for additional information.

n At any time deficient metal connectors are found, 

they should be replaced with stainless steel connectors or metal connectors with proper corrosion protection, such as hot-dip galvanized steel 

(see Fact Sheet 1.7, Coastal Building Materials 

for additional information).

n When HVAC equipment is replaced, the replacement equipment selected should incorporate 

a more corrosion-resistant design—so that it 

will last longer in a coastal environment—and 

should be elevated to, or above, the DFE. The 

equipment should be adequately anchored to resist wind and seismic loads (see Fact Sheet 8.3, 

Protecting Utilities for additional information).

n Improving utility attachments when the outside equipment is replaced or relocated (see 

Fact Sheet 8.3, Protecting Utilities for additional 

information).

n To minimize the effects of corrosion, carbon steel 

handrails can be replaced at any time with vinylcoated, plastic, stainless steel, or wood handrails. Wood handrails may require frequent treatment or painting and appropriate fasteners must 

be used (see Fact Sheet 1.7, Coastal Building 

Materials for additional information). Carbon 

steel handrails may also be painted with a zincrich, vinyl, or epoxy paint appropriate for exposed 

wet and salt-spray environments. Regardless of 

the product used, proper maintenance is always 

necessary in order to ensure a safe handrail.

n Consider sewer backflow preventer valves if they 

are not currently part of the building’s plumbing. 

The installation should be done by a licensed 

plumber.

n If the current water heater is at, or below, the DFE, 

consider switching to a tankless water heater. 

A tankless water heater will take up less space 

and can be mounted to a wall due to its small 

size. In addition to allowing the user to mount it 

higher than a traditional water heater, it may also 

result in reduced energy costs.

n Older structures should consider elevation as a 

possible retrofit or mitigation opportunity. Older 

pre-FIRM structures can be at significant risk to 

flooding events. In coastal environments, even a 

little additional elevation can result in improved 

flood resistance. Costs can vary greatly depending on the type of foundation. It is important 

when considering an elevation project to consult 

a design professional before considering how 

much elevation and the appropriate foundation 

type. A contractor experienced with the elevation 

of buildings should be used for the actual lifting 

of the house. It is common for the house to require other structural work to the interior and exterior following the elevation. Before undertaking an elevation, consider the elevation process, 

which usually results in the structure being set 

on top of a foundation that is more level than the 

original foundation. This process can result in 

cosmetic cracking as the structure’s foundation 

settles again and may require additional work to 

get the structure’s aesthetics back to a pre-elevation appearance. 

Additional Resources

FEMA. 2010. Substantial Improvement/Substantial 

Damage Desk Reference. FEMA P-758. http://www.

fema.gov/library/viewRecord.do?id=4160

FEMA. 2005. Coastal Construction Manual, Chapter 

14. FEMA 55. (http://www.fema.gov/library/viewRecord.do?id=1671)

Florida Department of Community Affairs. 2000. A 

Local Official’s Guide to Implementing the National 

Flood Insurance Program in Florida. (See Chapter 

6). (http://www.floridadisaster.org/Mitigation/NFIP/

NFIPStudyCourse/Appendix%20E%20-%20FL%20

Handbook.pdf)

Purpose: To outline requirements and “best practice” recommendations for repairs, remodeling, and 

additions, and propose opportunities for retrofitting in coastal high-wind areas. 

Key Issue

n Repairs and remodeling– either 

before or after storm damage– 

provide many opportunities for 

retrofitting homes and making 

them more resistant to storm 

damage (see Figure 1).

Code Compliance

Definitions from the International 

Code Council (ICC) Model Building 

Codes

Addition: An extension or increase in 

floor area or height of a building or 

structure.

Alteration: Any construction or renovation to an existing structure other 

than repair or addition that requires 

a permit. Also, a change in a mechanical system that involves an 

extension, addition, or change to the 

arrangement, type, or purpose of the 

original installation that requires a permit.

Repair: The reconstruction or renewal of any part of an 

existing building for the purpose of its maintenance.

Factors That Determine Whether and How Existing 

Buildings Must Comply With Current Building Code 

Requirements

When undertaking repairs, remodeling, additions, or 

improvements to an existing building, there are two 

basic factors that determine whether and how the 

existing building must comply with building code requirements for new construction.

n Value of damage/work– whether the value of the 

building damage and/or work qualifies as substantial damage or substantial improvement under NFIP regulations (see text box).

International Residential Code (IRC) 

Requirements for Additions, Alterations or 

Repairs

R102.7.1 Additions, alterations or repairs. Additions, 

alterations, or repairs to any structure shall conform to the requirements for a new structure 

without requiring the existing structure to comply with all of the requirements of this code, 

unless otherwise stated. Additions, alterations, 

or repairs shall not cause an existing structure 

to become unsafe or adversely affect the performance of the building.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

1 of 6

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. 9.2

REPAIRS9

12/10

Repairs, Remodeling, Additions, and Retrofitting – Wind

Figure 1. Storm-damaged homes need repairs, but also provide opportunities for renovation, additions, and retrofitting. Review substantial 

damage and substantial improvement regulations before undertaking 

any work.
n Nature of work– whether the work involves an expansion of the building, either laterally or vertically (an addition), or the demolition and reconstruction of an existing building, or the relocation 

of an existing building.

Two other factors occasionally come into play (consult the authority having jurisdiction [AHJ] regarding 

whether and how these factors apply):

n Code violations– certain work to correct existing 

violations of state or local health, sanitary, or 

safety code requirements that have been cited 

by a code official may be excluded from calculations of value of work used to determine substantial improvement or substantial damage.

n Historic structures– work on a building that is on 

the National Register of Historic Places or that 

has been designated as historic by federally certified state or local historic preservation offices 

(or that is eligible for such designation) may be 

excluded from calculations of value of work used 

to determine substantial damage and substantial improvement requirements, provided such 

work does not cause the building to lose its historic designation.

Substantial Damage and Substantial 

Improvement

It is not uncommon for existing coastal buildings 

to be modified or expanded over time, often in conjunction with the repair of storm damage. All repairs, 

remodeling, improvements, additions, and retrofitting to buildings must be made in conformance with 

existing building code requirements pertaining to substantial improvement and substantial damage.

What Costs Are Included in Substantial Damage 

and Substantial Improvement Determinations?

n All structural items and major building components (e.g., foundations; beams; trusses; 

sheathing; walls and partitions; floors; ceilings; 

roof covering; windows and doors; brick, stucco, 

and siding; attached decks and porches).

n Interior finish elements (e.g., tile, linoleum, 

stone, carpet; plumbing fixtures; gypsum wallboard and wall finishes; built-in cabinets, bookcases and furniture; hardware).

n Utility and service equipment (e.g., HVAC equipment; plumbing and wiring; light fixtures and ceiling fans; security systems; built-in appliances; 

water filtration and conditioning systems).

n Market value of all labor and materials for repairs, demolition, and improvements, including 

management, supervision, overhead, and profit 

(do not discount volunteer or self-labor or donated/discounted materials).

What Costs Are Not Included in Substantial 

Damage and Substantial Improvement 

Determinations?

n Design costs (e.g., plans and specifications, surveys and permits).

n Clean-up (e.g., debris removal, transportation, 

and landfill costs).

n Contents (e.g., furniture, rugs, appliances not 

built in). 

n Outside improvements (e.g., landscaping, irrigation systems, sidewalks and patios, fences, lighting, swimming pools and hot tubs, sheds, gazebos, detached garages).

Additions

Additions increase the square footage or external 

dimensions of a building. They can be divided into 

lateral additions, vertical additions, and enclosures

of areas below existing buildings. When considering 

additions, it is important to consider that changes 

to the shape and roof line of the structure may impact the potential damages to the house. A lateral 

addition may change the number of openings, the 

way wind travels around the structure, or create a 

large open space that may require additional bracing. 

Note: Some jurisdictions have enacted more 

restrictive requirements—some use a less-than50-percent damage/improvement threshold. 

Some track the cumulative value of damage and 

improvements over time. Consult the AHJ for local 

requirements.

What Is Substantial Damage?

Substantial damage is damage, of any origin, 

where the cost to restore the building to its predamage condition equals or exceeds 50 percent 

of the building’s market value before the damage 

occurred.

What Is Substantial Improvement? 

Substantial improvement is any reconstruction, 

rehabilitation, addition, or improvement of a 

building, the cost of which equals or exceeds 50 

percent of the building’s pre-improvement market value.

When repairs and improvements are made at the 

same time, all costs are totaled and compared 

with the 50 percent of market value threshold.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

2 of 6

R

9

EPAIRS

12/10
Vertical additions may also impose greater loads on 

the existing structure. A qualified design professional 

should evaluate the loading to the entire structure to 

see if additional structural modifications are required 

in order to maintain the structure’s ability to sustain 

high-wind loading. 

Lateral Additions

n If a lateral addition constitutes a substantial improvement to a building, both the addition and 

the existing building must comply with the current wind loading requirements. The foundation, 

walls, and roof may need to be altered in order to 

comply with wind loading requirements.

Vertical Additions

n If a vertical addition to a building constitutes a 

substantial improvement, both the addition and 

the existing building must comply with the current wind loading requirements. The foundation, 

walls, and roof may need to be altered in order to 

comply with wind loading requirements. Vertical 

additions may apply significantly higher loadings 

to the foundation and first story, it is important 

to consider all of the framing and foundation 

modifications that need to be made (see Figure 

2). Vertical additions may require the use of a 

geotechnical engineer and soil borings may be 

needed prior to design.

Materials

When constructing in coastal environments, carefully 

consider what construction materials to select. For 

additional information, see Fact Sheet 1.7, Coastal 

Building Materials. Wind events can cause damage to 

several parts of the structure. Often the damage will 

consist of not only wind related damage, but also water intrusion. Following a storm event, repairs should 

not be started until the problem is properly evaluated 

and materials are selected that will entirely remedy 

the damage.

Repairs

Correction of the apparent surface damage can lead 

to unaddressed or overlooked problems that can 

cause major issues with the structural stability of the 

building. Inspections often not only require demolition or removal of the physically damaged building 

component, but also removal of associated exterior 

cladding. Wind-driven rain can lead to compromised 

connections and decaying or rotting building materials that may not be visible without more investigation. 

The repair of interior finishes damaged by wind-driven 

rain should be carefully considered. Coastal buildings are often subjected to high-wind events, which 

many times are accompanied by wind-driven rain. The 

wind pushes water through small openings in doors 

and windows. This does not suggest improper functioning of the door or window, but this is more the 

result of the pressures these openings are subjected 

to during high-wind events. Interior surfaces such as 

walls, floor, and cabinets may be subjected to water on a regular basis. These building components 

may require finishes that will resist repeated water 

contact.

Repairs may present an excellent opportunity to 

upgrade the house. Additional connectors for maintaining a load path, additional moisture barriers, 

and installation of wind-resistant components are 

some possible options. The section on “Retrofit and 

Remodeling Opportunities” will outline some options 

to consider when undergoing repairs. 

Retrofit and Remodeling Opportunities

Retrofit opportunities will present themselves every 

time repair or maintenance work is undertaken for 

a major element of the building. Improvements to 

the building that are made to increase resistance to 

the effects of natural hazards should focus on those 

items that will potentially return the largest benefit to 

the building owner. For example:

n When the roof covering is replaced, the attachment of the sheathing to the trusses or rafters 

can be checked, and additional load path connectors can be installed as necessary. The Technical 

Fact Sheets located in Category 7 of this publication provide details on how to improve the roof 

system’s ability to resist wind and water intrusion. The common elements of a roof system 

should be carefully evaluated in order to address 

opportunities to improve the load path and water resistance of the system. The most common 

repair necessary following a storm event is the 

roof covering. When reroofing, tear-off is recommended instead of re-covering. Although some 

Figure 2. Vertical addition to a home damaged by 

Hurricane Fran. Preexisting 1-story home became the 

second story of a home elevated to meet new foundation and floor elevation requirements.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

3 of 6

REPAIRS9

12/10
jurisdictions allow for reroofing, this method may 

prevent the identification of more serious inadequacies in the system and result in more catastrophic failures in the next event. A roof covering project should be viewed as an opportunity 

to evaluate the strength of the roof sheathing. 

With the removal of the roof covering, a careful 

inspection of the sheathing should be conducted to look for darkened areas or areas subjected to water damage. If detected, these areas 

should be replaced. The thickness of the roof 

sheathing should be inspected to verify that it 

is of a sufficient thickness to resist the design 

wind speeds for your area. Also, consult the information in Fact Sheet 7.1, Roof Sheathing 

Installation, in order to improve roof system connections. Replacement of roof coverings also 

may provide opportunities to evaluate the adequacy of rafter or truss to wall system connections and install hurricane/seismic connectors. 

Information on these connections can be found 

in Fact Sheet 4.1, Load Paths and Fact Sheet 

4.3, Use of Connectors and Brackets.

n If siding or roof sheathing has to be replaced, 

hurricane/seismic connectors can be installed 

at the rafter-to-wall or truss-to-wall connections, 

the exterior wall sheathing attachment can be 

checked, and structural sheathing can be added 

to shearwalls. Adding wall-to-foundation ties may 

also be possible. Verify that all exterior sheathing (wall and roof) is approved for use on exterior surfaces. Verify that fasteners are indeed connecting the exterior sheathing to the framing. 

See Fact Sheet 4.1, Load Paths and Fact Sheet 

4.3, Use of Connectors and Brackets for additional information. 

n Gable ends can be braced in conjunction with 

other retrofits or by themselves. The illustration 

in Figure 3 shows a typical gable end wall bracing system. These improvements are typically inexpensive, allow the loads imposed on the gable 

end walls to be distributed through multiple roof 

trusses or rafters, and assist in distributing the 

wind loads on the gable ends. Additional guidance for gable ends can be found in the Gable 

End Retrofit Guide – Florida Division of Emergency 

Management.

n Exterior siding attachment can be improved with 

more fasteners at the time the exterior is recoated. See Fact Sheet 5.3, Siding Installation in 

High-Wind Regions for additional information.

n Window, door, and skylight reinforcement and attachment can be improved whenever they are accessible. Following a high-wind event, windows 

and doors should be checked for leaks. The framing should be checked for cracked paint or discolored paint. If the doors and windows are not 

shutting correctly, then this may indicate that the 

framing around the window or door suffered water damage. Check for worn areas where paint or 

caulking is missing and investigate for water damage or intrusion. Repair any water-damaged areas 

immediately. Framing should be inspected to verify that it is sufficiently attached to the wall system 

to provide sufficient protection. Improperly framed 

windows and doors have been found forced from 

their framing. See Fact Sheet 6.1, Window and 

Door Installation for additional information.

n When windows and doors are replaced, glazing and framing can be used that is impact-resistant and provides greater UV protection. 

The windows and doors must 

meet wind-resistance standards and be installed in accordance with the manufacturer’s 

installation instructions for high 

wind. Fasteners should be long 

enough to attach the window or 

door to wall framing around the 

opening. Fasteners should be 

spaced no greater than 16 inches unless otherwise stated by 

the manufacturer’s recommended installation instructions. See 

Fact Sheet 6.2, Protection of 

Openings–Shutters and Glazing, 

for additional information on 

protecting openings. Verify that 

doors meet ASTM E330 and 

DASMA 108 and that windows 

meet ASTM E1886 and E1996 

or Miami-Dade TAS 201, 202 

and 203.

Figure 3. Typical gable end wall bracing retrofit example.

Truss

Bottom

Chord

Lateral

Bracing

Compression

Blocking

Double

Top Plate

Gable

End Truss

Bottom

Chord

Additional

Stud

Gable

End Stud

Compression

Blocking

Lateral

Bracing

Truss

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

4 of 6

R

9

EPAIRS

12/10
n Soffits should be inspected following high-wind 

events to determine whether structural upgrades 

are necessary. Soffit failures are common during storms and damage is often experienced in 

attics due to water being blown in through open 

soffits. Proper attachment is the most common 

problem noted with soffit failures. Wood backing or supports should be installed in order to 

provide a structural member to attach the soffit panels to. If it is not possible to install wood 

supports, the soffit should be secured at 12-

inch intervals on each side in order to limit its 

ability to flex during high-wind events. See Fact 

Sheet 7.5, Minimizing Water Intrusion through 

Roof Vents in High-Wind Regions for additional 

information.

n Hurricane shutters can be added at any time 

(see Fact Sheet 6.2, Protection of Openings– 

Shutters and Glazing). Shutter systems should 

be purchased and installed well before a storm 

event. It is important to take the time necessary to verify that hangers and attachment systems are properly anchored to the structural system of the building. Shutter systems should be 

anchored to the building and maintain the load 

path of the building.

n Floor-framing-to-beam connections can be improved whenever they are accessible. See Fact 

Sheet 4.1, Load Paths and Fact Sheet 4.3, 

Use of Connectors and Brackets for additional 

information.

n Beam-to-pile connections can be improved 

whenever they are accessible. See Fact Sheet 

3.3, Wood Pile-to-Beam Connections for additional information.

n At any time, deficient metal connectors should 

be replaced with stainless steel connectors or 

metal connectors with proper corrosion protection such as hot-dip galvanized steel. See Fact 

Sheet 1.7, Coastal Building Materials for additional information.

n When HVAC equipment is replaced, the replacement equipment should be more durable so that 

it will last longer in a coastal environment. It 

should also be elevated at, or above, the Base 

Flood Elevation (BFE) and adequately anchored 

to resist wind and seismic loads. See Fact Sheet 

8.3, Protecting Utilities for additional information.

n Utility attachment can be improved when the 

outside equipment is replaced or relocated. See 

Fact Sheet 8.3, Protecting Utilities for additional 

information.

n In the attic space, at any time, straps should be 

added to rafters across the ridge beam, straps 

should be added from rafters to wall top plates, 

and gable end-wall framing should be braced. In 

addition, the uplift resistance of the roof sheathing can be increased through the application of 

APA AFG-01 or ASTM 3498 (see additional resources for more information) rated structural 

adhesive at the joints between the roof sheathing and roof rafters or trusses. The adhesive 

should be applied in a continuous bead and extended to the edges of the roof (where some of 

the highest uplift pressures occur). At the last 

rafter or truss at gable ends, where only one side 

of the joint is accessible, wood strips made of 

quarter-round molding may be embedded in the 

adhesive to increase the strength of the joint. 

For more information about the use of adhesive, 

see the “Additional Resources” section.

n The addition of air admittance valves (AAV) on 

all plumbing fixtures can reduce the need for roof 

penetrations required for conventional venting 

systems. The reduction in roof penetrations will 

reduce roof maintenance and reduce the number 

of openings available for water penetration. AAVs 

are not allowed in all jurisdictions, so verify with a 

licensed plumber that they are allowed in the jurisdiction where the house is being constructed. 

n At any time, garage doors should be reinforced 

or replaced with new wind- and debris-resistant doors. There are some reinforcement kits 

available to provide both vertical and horizontal reinforcement of the garage door. If the garage door requires replacement, then select one 

that meets the design wind-speed requirements 

for your area. See Fact Sheet 6.2, Protection of 

Openings– Shutters and Glazing, for additional guidance on protecting openings and garage 

door guidance.

n To minimize the effects of corrosion, metal light 

fixtures can be replaced at any time with fixtures 

that have either wood or vinyl exteriors. However, 

wood may require frequent treatment or painting. 

See Fact Sheet 1.7, Coastal Building Materials 

for additional information.

n To minimize the effects of corrosion, carbon steel 

handrails can be replaced at any time with vinylcoated, plastic, stainless steel, or wood handrails. Wood handrails may require frequent treatment or painting and appropriate fasteners must 

be used (see Fact Sheet 1.7, Coastal Building 

Materials for additional information). Carbon 

steel handrails may also be painted with a zincrich, vinyl, or epoxy paint appropriate for exposed 

wet and salt-spray environments. Regardless of 

the product used, proper maintenance is always 

necessary in order to ensure a safe handrail.

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

5 of 6

REPAIRS9

12/10
Additional Resources

APA – The Engineered Wood Association, 2001, APA Specification AFG-01.

ASTM, Standard Specification for Adhesives for Field-Gluing Plywood to Lumber Framing for Floor Systems, 2003, 

ASTM 3498-03.

Clemson University, Not Ready to Re-Roof? Use Structural Adhesives to Strengthen the Attachment of Roof 

Sheathing and Holding on to Your Roof – A guide to retrofitting your roof sheathing using adhesives, Department 

of Civil Engineering and South Carolina Sea Grant Extension Program, (http://www.haznet.org/haz_outreach/

outreach_factsheets.htm)

FEMA, Substantial Improvement /Substantial Damage Desk Reference FEMA P-758, 2010, (http://www.fema.

gov/library/viewRecord.do?id=4160)

FEMA, Coastal Construction Manual, FEMA-55, 2005, (http://www.fema.gov/library/viewRecord.do?id=1671)

Florida Department of Community Affairs, A Local Official’s Guide to Implementing the National Flood Insurance 

Program in Florida, 2000, (http://www.floridadisaster.org/Mitigation/NFIP/NFIPStudyCourse/Appendix%20

E%20-%20FL%20Handbook.pdf)

Florida Division of Emergency Management, Gable End Retrofit Guide. (http://www.floridadisaster.org/hrg)

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

9.2: REPAIRS, REMODELING, ADDITIONS, AND RETROFITTING – WIND

6 of 6

R

9

EPAIRS

12/10

Developed in association with the National Association of Home Builders Research Center
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

G.2: REFERENCES AND RESOURCES

1 of 4

HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION Technical Fact Sheet No. G.2

12/10

GUIDEG

References and Resources

A Dozen Things You Might Not Know That Make 

Vinyl Siding Green (http://vinylsiding.org/greenpaper/090710_Latest_Revised_Green_paper.pdf)

American Concrete Institute. ACI Detailing Manual. 

SP-66(04). 2004. (http://www.concrete.org)

American Concrete Institute. Building Code Requirements for Structural Concrete and Commentary. ACI 

318-02. (http://www.concrete.org) 

American Concrete Institute. Design, Manufacture, 

and Installation of Concrete Piles. ACI 543R-00. Reapproved 2005. (http://www.concrete.org)

American Forest and Paper Association. National 

Design Specification for Wood Construction. (http:/

www.afandpa.org) 

American Institute of Timber Construction. (http://

www.aitc-glulam.org)

American Institutes for Research. Evaluation of the 

National Flood Insurance Program’s Building Standards. 2006. (http://www.fema.gov/library)

American Iron and Steel Institute. North American 

Specification for the Design of Cold-Formed Steel 

Structural Members. AISI S100-07. 2007. (http://

www.steel.org)

American National Standards Institute. National Design Standard for Metal Plate Connected Wood Truss 

Construction. ANSI/TPI-1 95.

American Society of Civil Engineers. Minimum Design 

Loads for Buildings and Other Structures. ASCE/SEI 

7-05. (http://www.asce.org) 

American Society of Civil Engineers. Minimum Design 

Loads for Buildings and Other Structures. ASCE/SEI 

7-10. (http://www.asce.org) 

American Society of Civil Engineers. Flood Resistant 

Design and Construction. ASCE/SEI 24-05. (http://

www.asce.org) 

American Society for Testing and Materials. Standard Practice for Application of Self-Adhering Modified 

Bituminous Waterproofing. ASTM D6135-05. 2005. 

(http://www.astm.org)

American Society for Testing and Materials. Standard 

Practice for Installation of Exterior Windows, Doors and 

Skylights. ASTM E2112-07. (http://www.astm.org) 

American Society for Testing and Materials. Standard 

Specification for Round Timber Piles. ASTM D25-99.

2005. (http://www.astm.org) 

American Society for Testing and Materials. Standard 

Specification for Adhesives for Field-Gluing Plywood to 

Lumber Framing for Floor Systems. ASTM D3498-03. 

2003. (http://www.astm.org)

American Society for Testing and Materials. Standard 

Specification for Performance of Exterior Windows, 

Curtain Walls, Doors, and Impact Protective Systems 

Impacted by Windborne Debris in Hurricanes. ASTM 

E1996-09. (http://www.astm.org)

American Society for Testing and Materials. Standard Test Method for Performance of Exterior Windows, 

Curtain Walls, Doors, and Impact Protective Systems 

Impacted by Missile(s) and Exposed to Cyclic Pressure 

Differentials. ASTM E1886-05. (http://www.astm.org)

American Society for Testing and Materials. Standard 

Test Method for Structural Performance of Exterior 

Windows, Doors, Skylights and Curtain Walls by Uniform Static Air Pressure Difference. ASTM E330-02. 

2010. (http://www.astm.org) 

American Forest Foundation, Inc. American Tree Farm 

System. (http://www.treefarmsystem.org/index.shtml)

American Wood Council. (http://www.awc.org)

American Wood Protection Association. All Timber 

Products – Preservative Treatment by Pressure Processes, AWPA C1-00; Lumber, Timber, Bridge Ties 

and Mine Ties – Preservative Treatment by Pressure 

Processes, AWPA C2-01; Piles – Preservative Treatment by Pressure Process, AWPA C3-99; and others. 

(http://www.awpa.com) 

APA, The Engineered Wood Association. APA Specification AFG-01. 2001. (http://www.apawood.org)

Purpose: To list references and resources that provide information relevant to topics covered 

by the Home Builder’s Guide to Coastal Construction technical fact sheets. 

References
2 of 4 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

12/10

G.2: REFERENCES AND RESOURCES

G

G

UIDE

APA, The Engineered Wood Association. Hurricane 

Shutter Designs Set 5 of 5. Hurricane Shutter Designs 

for Woodframe and Masonry Buildings. (http://www.

apawood.org)

Brick Industry Association. (http://www.gobrick.com)

Clemson University, Department of Civil Engineering 

and South Carolina Sea Grant Extension Program. 

Not Ready to Re-Roof? Use Structural Adhesives to 

Strengthen the Attachment of Roof Sheathing and 

Holding onto Your Roof – A Guide to Retrofitting Your

Roof Sheathing Using Adhesives. (http://www.haznet.

org/haz_outreach/outreach_factsheets.htm) 

Coastal Contractor Magazine. Low Country Rx: Wet 

Floodproofing. Drainable, Dryable Assemblies Made 

With Water-tolerant Materials Help Speed Recovery 

From Deeper Than-expected Floods, by Ted Cushman. July 2006. (http://www.coastalcontractor.net/

cgi-bin/issue.pl?issue=9)

Concrete Reinforcing Steel Institute. Placing Reinforcing Bars – Recommended Practices. PRB-2-99. 

(http://www.crsi.org)

Copper and Common Sense. (http://www.reverecopper.com)

Copper Development Association. (http://www.copper.org/publications)

Door and Access Systems Manufacturers Association. Standard Method for Testing Sectional Garage 

Doors and Rolling Doors: Determination of Structural 

Performance Under Uniform Static Air Pressure Difference. ANSI/DASMA 108-2005.

FEMA. Above the Flood: Elevating Your Floodprone 

House. FEMA 347. 2000. (http://www.fema.gov/

library)

FEMA. Answers to Questions about Substantially Damaged Buildings. FEMA 213. 1991. (http://www.fema.

gov/library)

FEMA. Coastal Construction Manual – Principles and 

Practices of Planning, Siting, Designing, Constructing, and Maintaining Residential Buildings in Coastal 

Areas. FEMA 55. 2005. (Ordering information at: 

http://www.fema.gov/pdf/plan/prevent/nhp/nhp_

fema55.pdf) 

FEMA. Design Guide for Improving Critical Facility 

Safety from Flooding and High Winds. FEMA 543. 

2007. (http://www.fema.gov/library)

FEMA. Design Guide for Improving Hospital Safety in 

Earthquakes, Floods, and High Winds: Providing Protection to People and Buildings. FEMA 577. 2007. 

(http://www.fema.gov/library)

FEMA. Engineering Principles and Practices of 

Retrofitting Floodprone Residential Structures. FEMA

259. January 1995. (http://www.fema.gov/library) 

FEMA. Flood Insurance Manual. October 2010, January 2011. (http://www.fema.gov/business/nfip/

manual.shtm)

FEMA. FloodSmart, the Official Site of the NFIP. 

(http://www.floodsmart.gov) 

FEMA. Homebuilders’ Guide to Earthquake Resistant 

Design and Construction. FEMA 232. 2001. (http://

www.fema.gov/library)

FEMA. Homeowner’s Guide to Retrofitting, Six Ways to

Protect Your House From Flooding. FEMA 312. 1998. 

(http://www.fema.gov/library) 

FEMA. Map Service Center. (http://www.msc.fema.gov) 

FEMA. Mitigation Assessment Team Report, Hurricane 

Charley in Florida: Building Performance Observations, Recommendations, and Technical Guidance. 

FEMA 488. 2005. (http://www.fema.gov/library)

FEMA. Mitigation Assessment Team Report, 

Hurricane Ike in Texas and Louisiana: Building Performance Observations, Recommendations, and 

Technical Guidance. FEMA P-757. 2009. (http://

www.fema.gov/library)

FEMA. Mitigation Assessment Team Report, 

Hurricane Ivan in Alabama and Florida: Building 

Performance Observations, Recommendations, and 

Technical Guidance. FEMA 489. 2005. (http://www.

fema.gov/library)

FEMA. Mitigation Assessment Team Report, Hurricane 

Katrina in the Gulf Coast: Building Performance Observations, Recommendations, and Technical Guidance. 

FEMA 549. 2006. (http://www.fema.gov/library)

FEMA. NFIP Elevation Certificate and Instructions. 

(http://www.fema.gov/pdf/nfip/elvcert.pdf)

FEMA. NFIP Forms. (http://www.fema.gov/business/nfip/forms.shtm)

FEMA. NFIP Technical Bulletin 1-08, Openings in 

Foundation Walls and Walls of Enclosures. 2008. 

(http://www.fema.gov/plan/prevent/floodplain/

techbul.shtm) 

FEMA. NFIP Technical Bulletin 2-08, Flood DamageResistant Materials Requirements. (http://www.

fema.gov/plan/prevent/floodplain/techbul.shtm)

FEMA. NFIP Technical Bulletin 4-10, Elevator Installation. 2010. (http://www.fema.gov/plan/prevent/

floodplain/techbul.shtm) 
HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 4

12/10

G.2: REFERENCES AND RESOURCES

GUIDEG

FEMA. NFIP Technical Bulletin 5-08, Free-of-Obstruction Requirements. 2008. (http://www.fema.gov/

plan/prevent/floodplain/techbul.shtm)

FEMA. NFIP Technical Bulletin 8-96, Corrosion Protection for Metal Connectors in Coastal Areas. 1996. 

(http://www.fema.gov/plan/prevent/floodplain/

techbul.shtm)

FEMA. NFIP Technical Bulletin 9-08, Design and 

Construction Guidance for Breakaway Walls. 2008. 

(http://www.fema.gov/plan/prevent/floodplain/

techbul.shtm) 

FEMA. NFIP Technical Bulletin 10-01, Ensuring that 

Structures Built on Fill In or Near Special Flood Hazard Areas are Reasonably Safe From Flooding. 2001.

(http://www.fema.gov/plan/prevent/floodplain/

techbul.shtm)

FEMA. NFIP Technical Bulletin 11-01, Crawlspace 

Construction. 2001. (http://www.fema.gov/plan/

prevent/floodplain/techbul.shtm) 

FEMA. Protecting Building Utilities From Flood Damage.

FEMA 348. 1999. (http://www.fema.gov/library) 

FEMA. Protecting Manufactured Homes from Floods 

and Other Hazards. FEMA P-85. 2009. (http://www.

fema.gov/library) 

FEMA. Recommended Residential Construction for 

the Gulf Coast, Building on Strong and Safe Foundations. FEMA 550. 2010. (http://www.fema.gov/

library)

FEMA. Reducing Flood Losses Through the International Code Series. 2006 I-Codes with 2007 

Supplement. (http://www.fema.gov/library) 

FEMA. Substantial Improvement/Substantial Damage 

Desk Reference. FEMA P-758. 2010. (http://www.

fema.gov/library)

Florida Department of Community Affairs. A Local 

Official’s Guide to Implementing the National Flood 

Insurance Program in Florida. 2000. (http://www.floridadisaster.org/Mitigation/NFIP/NFIPStudyCourse/

Appendix%20E%20-%20FL%20Handbook.pdf)

Florida Division of Emergency Management. Hurricane 

Retrofit Guide. (http://www.floridadisaster.org/hrg)

Florida Roofing, Sheet Metal and Air Conditioning 

Contractor’s Association, Inc. Concrete and Clay Roof 

Tile Installation Manual. (http://www.floridaroof.com) 

Forest Stewardship Council. (http://www.fsc-info.org)

Information about product testing and approval process for Miami-Dade County, Florida. (http://www.

miamidade.gov/BuildingCode/home.asp)

International Code Council. International Building 

Code. 2009. (http://www.iccsafe.org) 

International Code Council. International Residential 

Code. 2009. (http://www.iccsafe.org) 

International Code Council Evaluation Service, Inc., 

Protocol for Testing the Flood Resistance of Materials. 

(http://www.icc-es.org/index.shtml) 

International Organization of Standards. Document 

ISO 14021. (http://www.iso.org)

LSU AgCenter. Wet Floodproofing. Reducing Damage from Floods. Publication 2771. 1999. (http://

www.lsuagcenter.com/NR/rdonlyres/B2B6CDEC2B58-472E-BBD9-0BDEB0B29C4A/26120/

pub2771Wet6.pdf)

Metal Building Manufacturers Association. Metal 

Roofing Systems Design Manual. 2000. (http://www.

mbma.com/display.cfm?p=44&pp6&i=47)

Metal Construction Association. (http://www.metalconstruction.org/pubs)

National Roofing Contractors Association. The NRCA 

Waterproofing Manual. (http://www.nrca.net)

National Fire Protection Association. Model Manufactured Home Installation Standard. NFPA 225. 

2009. (http://www.nfpa.org/aboutthecodes/AboutTheCodes.asp?DocNum=225&cookie_test=1)

National Institute of Building Sciences. Whole Building Design Guide. (http://www.wbdg.org/design/

env_roofing.php)

National Roofing Contractors Association. The NRCA 

Roofing Manual: Metal Panel and SPF Roof Systems. 

2008. (http://www.nrca.net/rp/technical/manual/

default.aspx)

Pile Buck, Inc. Coastal Construction. (http://www.

pilebuck.com) 

Professional Roofing. NRCA Analyzes and Tests 

Metal, by James R. Kirby and Bala Sockalingam. 

2003. (http://www.professionalroofing.net/article.

aspx?id=266)

The Journal of Light Construction. (http://www.jlconline.com)

The Masonry Society. Building Code Requirements 

for Masonry Structures. TMS 402-08/ACI 530-08/

ASCE 5-08. 2008. (http://www.masonrysociety.org)

The Masonry Society. Specifications for Masonry 

Structures. TMS 402-08/ACI 530.1 08/ASCE 6-08. 

2008. (http://www.masonrysociety.org)
4 of 4 HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION

12/10

G.2: REFERENCES AND RESOURCES

Developed in association with the National Association of Home Builders Research Center

G

G

UIDE

Sheet Metal and Air Conditioning Contractors National Association. Architectural Sheet Metal Manual. 

2003. (http://www.smacna.org/bookstore)

Siding with the Environment (http://www.vinylsiding.

org/publications/final_Enviro_single_pg.pdf).Southern Pine Council. (http://www.southernpine.com/

about.shtml)

SFI Inc. Sustainable Forestry Initiative.® (http://www.

sfiprogram.org)

Technical Notes 28 – Anchored Brick Veneer, Wood 

Frame Construction

Technical Notes 28B – Brick Veneer/Steel Stud Walls

Technical Notes 44B – Wall Ties

Timber Pile Council, American Wood Preservers Institute. Timber Pile Design and Construction Manual. 

(http://www.wwpinstitute.org/pdffiles/TimberPileManual.pdf) 

U.S. Department of Housing and Urban Development. Durability by Design, A Guide for Residential 

Builders and Designers. 2002. (http://www.huduser.

org/publications/destech/durdesign.html)

Vinyl Siding Institute. (http://www.vinylsiding.org)