RETROFIT Improvements MakingHomesSafer inDisasters

Hazards

Februar y 2012 Working Draf t w w w.toolbase.org

Purpose•Topreventdeckfailure

Benefits•Ensuressafetyofoccupants• Increasesstructuralintegrity

IllustrationRetrofit

SummaryBalconiesareplatformsenclosedbyawallorrailingthatprojectfromthewallofahome.Decks,porches,stairwaylandings,andstepsarealsoincludedinthiscategory.Somebalconiesarecantileveredwhereasothersareattachedtotherimjoistsorwallstuds.Correctanchorageatthehousewallisthefirstpointforbalconyinspectionandrepair.Thisisbecauseduringstormstheseprojectionscreatea“sail”tocatchthefullforceofwinduplift.Thebalconycreatesgreaterloadsonthewall,andthereforerequiresloadpathrestraintofthedeck.TheAmericanWoodCouncil’sDeckConstructionGuide(seeResources)givesguidanceonledgerboardconnectiondetails.IBHS’FortifiedEngineeringGuide(seeResources)coverswindupliftandseismictiedowns.Providingaseparateverticalsupportofthedeckalongsidetheexteriorhousewallisthesafestretrofit.Thismeansinstallingpostsandbeamsparallelandclosetotheexteriorwallofthehousesothatthedeckisself-supporting.Otherwise,checkledgerattachmenttoensurethatitcomplieswithcurrentcodesandverifyorinstallflashingatledgerandtiedownhardwareasaccessible.Similarly,inspectledgeratstairstringer.Inspectallbeam-to-postandjoist-to-beamconnectionsandrepairasrequired.Replacerustedfastenersandaddadditionalfastenerstocomplywithnewconstructiondetails.Remembertoinspecttheseconnectionsatporchroofs,aswell.Thecostofthisretrofitwillvarywithsizeandageofbalcony,deck,orstairway.Seasoned“Do-It-Yourselfers”cantacklethismaintenanceeffort.Otherwise,consultalicensedcontractoraboutthisandothersafetyretrofitsthatarepracticalforyourhome.

Bracing & Attachment of Deck, Porch, Balcony & StairsFloodWind Rain Seismic SnowFireRetrofit Opportunity

•Existingdecksandbalconiescanbereinforcedatanytime.Inspectionandrepair(asneeded)shouldbearegularandon-goingmaintenanceactivity

Februar y 2012 Working Draf t w w w.toolbase.org

Photo:www.fema.gov

Potential Damage

Key Steps • Installingloadpathtiedownhardwareandadditionalfastenersonanexposeddeckcanbea“Do-It-Yourself”project.

•Periodicallyinspectalldeck,rail,column,roof,andwoodstairwayconnections.•Replacerustedfasteners.• Installadditionalfastenersasneededtocomplywithrecommendedspacingpatterns.•Confirmfastenersareappropriatefordeckingmaterial(i.e.,approvedforusewithpressuretreatedlumber,compositedecking,etc.)

• Installloadpathtiedownhardware.Usecalculationchecklistsandmanufacturer’sloadchartstoselecttherighthardwareorconsultaprofessionalbuildingdesigner.

•Yourcontractormayhaveadditionalideasonhowtoimprovethesafetyofyourhome.•Formoredetailsaboutthisretrofitimprovement,pleaserefertothelistofResourcesinthesectionbelow.

ResourcesAmericanWoodCouncil,Prescriptive Residential Wood Deck Construction Guide http://www.awc.org/Publications/DCA/DCA6/DCA6-09.pdfFEMA,Homebuilders’ Guide to Earthquake-Resistant Design and Constructionhttp://www.fema.gov/library/viewRecord.do?id=2103FloridaDivisionofEmergencyDisaster,Porch Post/Column Uplift Worksheethttp://www.floridadisaster.org/hrg/content/porches/column_uplift_worksheet.aspFloridaDivisionofEmergencyDisaster,Porches & Attached Structureshttp://www.floridadisaster.org/hrg/content/porches/porches_index.aspInsuranceInstituteforBusiness&HomeSafety,Fortified for Existing Homes™: Engineering Guidehttp://www.disastersafety.org/content/data/file/IBHS_FOR-engineering-guide.pdfInternationalAssociationofCertifiedHomeInspectors, Inspecting a Deck, Illustratedhttp://www.nachi.org/deck-inspections.htm