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Perspectives on Wind Codes on the
Outer Banks
A variety of homes dating back from the turn of the
previous century to the modern large rental homes line
the shores of the Outer Banks. Everyone who owns a home
or is considering owning property on the Outer Banks has
pondered at least for a moment what affect a hurricane
would have on their home and how their structure would
hold up to storm force winds. Unless an owner was onsite
during construction or has a background in architecture,
engineering or construction, it may take a bit of faith
and trust to believe that their home will withstand the
stresses that severe weather can create.
Luckily for all of us invested in the beach, building
codes are in place to help ensure that homes are
properly built to withstand the elements and special
circumstances that are natural to the barrier island.
Over the years, significant improvements have been made
to the building code. Understanding how the building
code has changed and how modern houses are designed can
help us to understand how our homes will weather storms
that may come to our shores in the future.
Bo Taylor of Bo Taylor Fine Homes has been building
homes on the Outer Banks since 1984. He feels that the
biggest code change he has seen in his career is the
shift to the high wind codes. Today’s code requires more
tie-downs and strapping of the home to prevent
structural damage. Taylor commented that “Today’s
building code works and is good business. We could
certainly build cheaper, but at some point we would pay
the price.” Taylor was part of the damage assessment
team in Nags Head after Hurricane Isabel. “I noticed
that the recently built houses fared well during the
storm. The older homes in known flood areas suffered
most. I feel that as an industry we are doing a good job
with new construction and the stricter codes.”
Duke Geraghty, president of Starco Realty and
Construction has worked extensively with the North
Carolina Home Builders Association and the North
Carolina Building Code Council to advise and shape the
code that we currently have today. He agrees that
protection from wind damage is the most important change
that has occurred in the building code. He stated “Up
north they worry about snow loads on the roof. Our codes
here are designed to prevent roof uplift.” Roof tie
downs are required to connect the roof to the walls. The
walls and floor systems are then required to be bolted
to the foundation of a newly constructed home. “Most of
the changes to the wind codes went into effect in the
late ‘90’s. Hurricane Andrew in Florida sparked many of
the changes.” Andrew was a Category 5 hurricane that
struck southern Florida in 1992.
Ralph Calfee of Calfee Engineering felt that the changes
to the wind code in the 90’s were fundamental,
substantial and generally sufficient to protect new
structures and their occupants. He stated that “We rely
on the code to establish minimum standards because often
people shop for other features. For example, when the
auto industry markets safety, sales decline. When they
market speed and horsepower, sales increase. 25 years
ago, the houses built then are not as hurricane
resistant as those built today.”
A house built on the Outer Banks today is rated to
withstand sustained winds of 120 mph. With winds up to
120 mph, some minor damage is likely. Mike Costin of
Costin Custom Homes felt that “You might see things like
like shingle loss, water penetration through soffit
vents, and leakage around window sashes. In swing doors
are likely to let in water too.” He also stated that
“Some homes may withstand more wind if they are single
story or if they are designed with wind impact in mind.”
Calfee feels that the materials we are using greatly
improve the quality of construction. Siding is more
durable, sheathing is better and most windows going into
new homes today should withstand 120 mph wind. He points
out that “The question is whether or not a window is hit
by flying debris. Plywood will provide reasonable
protection (from flying debris)… the issue becomes
whether or not the plywood is in place over the windows
or under the house or in the garage.”
The issue of flying debris and window protection is the
most controversial issue of current debates regarding
the future of the code requirments. Calfee sees the role
of the building code as 2 fold: the first role is to
protect lives and the second role of the code is to
protect the structure.
In addition, Calfee states that “Insurance companies
want loss protection.” The difference between protecting
the structure and loss protection can be seen in the
following examples. If a few shingles blow off the roof
of a house, the structural integrity of the roof will be
fine, but the water damage to the interior may result in
an expensive claim. If a window breaks during a storm,
the structure is likely to remain but the cosmetic
damage from water could be costly.
To the insurance company, requiring window protection
may seem reasonable. For someone who needs affordable
housing, the cost could prevent them from being able to
buy a home. According to Geraghty, “The cost to protect
windows on a starter home could double the window
budget. On a larger rental home window protection could
add $30,000 or more to the cost depending on the type of
protection used.” He continues, “The controversy is at
what point is window protection cost effective.
Wind-born debris is the issue.”
Geraghty explains that insurance companies imply that a
broken window could lead to the roof blowing off. He
states with a laugh, “I’m just a carpenter with a
title….I have not seen a broken window cause a roof to
blow off.” Calfee confirms that with today’s strapping
and tie down requirements the roof should not fail
because of a broken window in most cases.
Currently the code requires some form of window
protection—plywood, tempered glass, or storm
shutters—for new construction within 1500 feet of the
ocean. Changes that are being considered are requiring
window protection for all new construction. Geraghty
states that “This would have a significant impact on
affordable housing.” He also notes that this change
would only impact new construction and would do nothing
to prevent losses on all of the existing homes.
So, what’s a homeowner to do? If you have an older home
take comfort in the fact that many homes have been
standing on the beach for over 100 years. When asked why
some of the older homes are still standing in Nags Head,
Taylor jokes “Its that salt that holds them together.”
He also points out that many of those structures have
been rebuilt on numerous occasions. “Some of those
structures have a synergy—if the porch roof fell, it may
have protected the windows.” Costin adds that “Those
homes were built when a 2x4 was a 2x4 and the old pine
lumber was so solid it was difficult to drive a nail
into it. Calfee feels that the design of the older homes
with smaller rooms, lower ceilings and fewer walls of
windows enable the older homes to endure.
If you have a recently constructed home, rest easy
because your home is built to codes that are designed to
ensure that your home can withstand coastal weather.
Taylor states that “Day in and day out we are not that
different from spots farther inland. Raleigh has
suffered more that we have in many of the storms we’ve
seen.” Costin sums it up well, “The current wind codes
should give our homeowners peace of mind.”
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