WHERE BUILDINGS FAIL

Water Resistance

 

When a building is new and freshly painted, it's hard to see its flaws.

 

But it is in the months previous to its completion that the assistance of an architect would have been invaluable.  Sun and rain are merciless in the South Florida climate.  Once the building is completed and occupied it is too late to make provisions for the sun and rain.

 

But where could a competent architect been useful?  An architect’s value is in the design and construction documents phases, of course, but also in the construction phase.

 

Of the utmost importance are the flashing and roofing details to keep the water out.  But it is of not use if the architect takes the time to design and detail these, if the contractor does not implement these in the construction.   Most buildings fail by not keeping the water out.   And if the architect had had an opportunity to look at the flashing as it is being installed, then it is likely that it would be installed correctly.

 

Did the contractor install the windows and doors correctly?  Did he apply sealant around all of the windows, doors, and thresholds? 

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After Hurricane Andrew, I saw many houses which were intact but had so much water damage because they had lost their roof covering and their roofing membrane, and it rained through the plywood into the house.  Water can be as damaging as wind.

 

Wind Resistance 

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How do houses fail?

 

During hurricanes, house suffer damage in many different ways.  What damage is the most prevalent?

 

• Unbraced gable ends cause gable ends of buildings to fall. (You can read more about gable ends and how to save money on insurance here.)

• If the building is not reinforced masonry construction, which is the predominant construction method in Miami today, a lack of tie-downs or concrete columns at the corners could cause the entire structure to move off the foundations.  In buildings and houses prior to Hurricane Andrew in 1992, this was a very real issue.  In old buildings or houses, this could still be an issue today.

• Improperly attached roofing shingles, cement tile, or roofing paper could cause it to rain inside the house.

• Improperly attached windows and doors could detach during a hurricane and allow the wind to come in and cause havoc inside the house.  Our recommendation is to use impact windows and doors which have been wind-tested, but make sure they are properly installed according to the Notice of Acceptance (NOA) of Miami-Dade County.

• Improper attachment of metal or wood to concrete beams could cause these to detach at high winds and tear off the roof.  Recent construction requires metal strapping from wood members to concrete tie-beams.  

• Metal roofs are becoming more popular in Miami.  However, we have not had a hurricane in South Florida recently to test these roofs.  Even though metal roof manufacturers assure us of their resilience, I would feel safer with a concrete tile roof or a flat concrete slab roof.  (Read more about concrete slab roofs here.)

 

Again, an architect hired to review the on-going construction process could go a long way to prevent failures in the building or house after the project is completed.