Preparing for Hurricane Irene in the Northeast

By Paul E. Beers

As Hurricane Irene heads towards a possible impact with the Northeast United States, many people are likely wondering what to do as there has not been a major hurricane in the region in many years and not during most people’s lifetime.  Unfortunately, if you have not prepared your property for a hurricane, it may be too late.  However, there are some basic steps you can take before the storm to protect lives and property.

The three major hurricane threats to people and property are wind, wind-borne debris and storm surge.  Most buildings in the Northeast are more susceptible to these threats as the vast majority have not been designed to withstand hurricane effects.

Wind pressure alone can cause the loss of roof coverings and failure of windows, doors and glass.  If the wind pressure exceeds the strength of these materials, they fail and roofs blow off and  windows and doors blow out.  Just  before a storm, not much can be done to strengthen a roof.  Windows and doors should be locked and secured, and protected with storm shutters, if available.  Even with storm shutters, the wind pressure can bleed through and exert significant pressures on windows and doors.  Window film and tape may reduce flying glass in the event of failure, but they do not add strength to glass.  The recommendation to crack windows on the leeward (away from the wind) side of the house is an “old wives tale” and provides no benefit.  In fact, it can be potentially dangerous.  All windows and doors should be secured and locked throughout the storm. 

Resist the temptation to open a door to peek out during the storm as you may not be able to close it again. If you think a door or window is in danger of blowing out, get away from it; do not try to hold it in place. If it does blow out, you may be injured. It is normal for some bending of windows and doors when subjected to high wind loads.  This may cause “visual discomfort” but it is normal to have some bending.  This happened to the sliding glass door in my living room (which had shutters over them) during the hurricanes of 2004 and 2005 in Florida, and in spite of my knowing  this was normal, I decided to go into another room.

If hurricane force winds hit populated areas of the northeast, wind-borne debris will be a problem.  Wind-borne debris is items blowing around in the wind, such as roof coverings, vegetation, lawn furniture, garbage cans and parts off of buildings.  As we have learned in hurricanes in the South, such as Andrew, Ike and Wilma, wind-borne debris can cause a lot of damage to buildings. 

One way to diminish wind-borne debris is good housekeeping. Bring in any loose objects that may blow around in high winds. Often the biggest danger with wind-borne debris comes from adjacent properties rather than your own, so be aware of what your neighbor has at their property.

Windows and doors with glass are highly vulnerable to impact from wind-borne debris. Once a window breaks, the hurricane effects come inside.  This phenomenon is called internal pressurization. Internal pressurization can lead to the loss of roofs and additional windows and doors.

The best defense against wind-borne debris is properly designed and installed storm shutters or hurricane impact windows with laminated glass.  If you do not have hurricane shutters, you can try boarding up your windows, but it is very important this be done properly or the boards can be ripped off by the wind and blown through the window.  Guidance on proper wood shutter design and installation is available from FEMA, www.fema.gov, and the American Plywood Association, www.apawood.org.  Duct tape and window film give very little if any protection from wind-borne debris.  If your windows and doors are not protected, stay away from them during the storm and stay in a room or hallway with no windows.

Storm surge is a very powerful force and can cause buildings to be washed off their foundations or collapse.  If you are in a coastal flood prone area or evacuation zone, you should leave. If you don’t and get caught up in a surge, it will be too late to do anything about it.

If a storm approaches and you do not feel well prepared, you should do your best to bring everything inside, lock and secure all windows and doors and then stay in interior rooms with no windows, such as a bathroom or hallway. If you are told to evacuate, you should do so.  Riding out a hurricane can be a terrifying experience and you should do all you can to prepare and weather the storm.

If you have questions or comments, please contact us at info@glazingconsultants.com. Find out more about GCI at http://www.glazingconsultants.com or on Twitter @glazingconsult, and join our Building Envelope Matters LinkedIn group to discuss building envelope issues.

Paul is the Managing Member of Glazing Consultants International, LLC (GCI), a building envelope consulting firm in business since 1988. He has over 25 years experience in the window and glazing trade and with building envelopes. He is a leading expert with glazing systems and hurricane damage and protection and was instrumental in the development and implementation of missile impact tests after Hurricane Andrew hit Dade County, FL. His expertise includes windows, doors, glass and wall claddings with an emphasis on water leakage and damage. He has served as an expert witness in federal and circuit courts for windows, doors, glass and wall systems and water leakage. Paul can be reached at pbeers@glazingconsultants.com.

Hurricane and Tornado Damage in Urban Areas – A Recent History

By Paul E. Beers

It is hard to believe that next year will be the 20^th anniversary of Hurricane Andrew striking South Florida. This was the storm that caused record damage and changed building codes and property insurance markets forever. Today’s building codes in hurricane prone areas of the United States and many areas abroad evolved from the aftermath of Andrew and the efforts to prevent a recurrence of the catastrophic damage that occurred.

Damage from Hurricane Alicia in Houston, TX in 1982

In the years since Andrew, many hurricanes have affected urban areas, and it is interesting to look back at the recent history and damages.

The first storm documented to affect a major metropolitan city was actually before Andrew. Hurricane Alicia caused widespread damage to high rise buildings in downtown Houston, TX in 1982. In the aftermath of the storm, researchers found that much of the glass damage was in the middle building floors rather than the top floors, as would have been expected at the time. The cause of the glass damage was determined not to be from high wind pressures, but rather from windborne debris, specifically roof gravel from adjacent roofs.  After the storm, there was debate about strengthening building codes to ban roof gravel and require the use of storm shutters and laminated glass, but ultimately no action was taken.

Damage from Hurricane Andrew in 1992

In 1992, Hurricane Andrew caused record damage in Miami-Dade County.  Homes were destroyed and commercial buildings were heavily damaged. One of the major causes of damage as determined to be windborne debris. In residential areas, roof tiles blew through windows and doors breaking glass and causing internal pressurization that resulted in the loss of roofs and exterior walls. Commercial buildings were also damaged by windborne debris, resulting in the widespread loss of glass. There were extensive investigations and analyses of the damage and building codes were changed to require protection of windows and doors from windborne debris. This included a performance test where a nine-pound 2×4 timber is fired at windows, doors and storm shutters, followed by 9,000 wind pressure cycles.

Damaged building from a tornado in downtown Atlanta in 2000

Tornados can also cause damage to buildings in urban areas. In 1998 a tornado struck downtown Nashville, TN, damaging many buildings downtown. In 2008, a tornado struck downtown Atlanta, GA, causing damage to high-rise buildings in the downtown area.

Damage from Hurricane Wilma in Downtown Miami in 2005.

The next hurricane to affect major metropolitan areas was Hurricane Wilma in 2005.  Wilma was a very large storm that affected Naples, Miami, Ft. Lauderdale and West Palm Beach, Fla.  There was façade and glass damage in all areas, particularly in downtown Miami and Fort Lauderdale. Most of the damaged buildings predated the new hurricane codes; however, there were a couple of new code buildings with significant glass loss.  Initially there was a loophole in the new codes that allowed the use of heat-strengthened or tempered glass in the upper floors of high-rise buildings, but it was closed shortly thereafter. Most post hurricane code buildings performed very well with no catastrophic damage, proving that the structural portion of the new codes work.

Damage from Hurricane Ike in Houston in 2006

The most recent hurricane to strike an urban area was Hurricane Ike in 2008.  Like Hurricane Alicia 24 years earlier in 1982, windborne debris damaged high-rise buildings in downtown Houston. Ike again damaged some of the same buildings that were damaged by Alicia.

History shows that for hurricane and tornado prone areas, the question is not if, but when the next strike will occur. Buildings in South Florida that were designed and built to stronger codes and standards performed well in recent storms. Older buildings with facades that were not upgraded suffered severe damage. Many damaged buildings simply replaced the damaged glass with more of the same. As was demonstrated in Houston, it is only a matter of time before another hurricane strike and more damage.

Correction: This blog originally stated that a tornado struck downtown Atlanta, GA, in 2000. In fact, this tornado occurred in 2008.

If you have questions or comments, please contact us at info@glazingconsultants.com. Find out more about GCI at http://www.glazingconsultants.com or on Twitter @glazingconsult, and join our Building Envelope Matters LinkedIn group to discuss building envelope issues.

Paul is the Managing Member of Glazing Consultants International, LLC (GCI), a building envelope consulting firm in business since 1988. He has over 25 years experience in the window and glazing trade and with building envelopes. He is a leading expert with glazing systems and hurricane damage and protection and was instrumental in the development and implementation of missile impact tests after Hurricane Andrew hit Dade County, FL. His expertise includes windows, doors, glass and wall claddings with an emphasis on water leakage and damage. He has served as an expert witness in federal and circuit courts for windows, doors, glass and wall systems and water leakage. Paul can be reached at pbeers@glazingconsultants.com.

Glazing Consultants International, LLC, working on Courtyard by Marriott hotels in Mexico City area

Courtyard by Marriott Mexico City Airport

Glazing Consultants International, LLC (GCI), is currently working with Marriott International Architecture and Construction on two new Courtyard by Marriott hotels in the Mexico City area.  One is adjacent and connected by sky bridge to Mexico City Airport.  The other is in the suburb of Toluca. 

For each project, GCI has been retained to review the design drawings and make recommendations for the exterior glazing and facades. 

Due to the densely populated urban environment, noise abatement (acoustics) through windows and glazing is a big concern and is being addressed by using laminated insulated glass and well insulated and weather-stripped frames.  Energy performance of glazing is also being addressed through the use of high performance Low E glass.

Courtyard Toluca Airport

GCI is working with
Marriott Project Managers and the respective hotel Owners, Architects and Contractors on each project to achieve a high quality design.

* Read more about the Courtyard by Marriott Mexico City Airport
* See photos of the newly redesigned Courtyard Toluca Airport

If you have questions or comments, please contact us at info@glazingconsultants.com. Find out more about GCI at http://www.glazingconsultants.com or on Twitter @glazingconsult, and join our Building Envelope Matters LinkedIn group to discuss building envelope issues.

Paul is the Managing Member of Glazing Consultants International, LLC (GCI), a building envelope consulting firm in business since 1988. He has over 25 years experience in the window and glazing trade and with building envelopes. He is a leading expert with glazing systems and hurricane damage and protection and was instrumental in the development and implementation of missile impact tests after Hurricane Andrew hit Dade County, FL. His expertise includes windows, doors, glass and wall claddings with an emphasis on water leakage and damage. He has served as an expert witness in federal and circuit courts for windows, doors, glass and wall systems and water leakage. Paul can be reached at pbeers@glazingconsultants.com.

Sustainability of the Building Envelope for Existing Buildings

This article appears in the February 2011 edition of Florida Investor.

By Paul E. Beers

Sustainable design has been defined as buildings that are accessible, secure, healthy, and productive while minimizing their impact on the environment. A related issue is building resiliency. Building resiliency is the capacity of a building to continue to function and operate under extreme conditions, such as (but not limited to) extreme temperatures, sea level rise and natural disasters.

The exterior building envelope can play a significant role in a sustainable building. Most existing commercial buildings that were built before the year 2000 have building envelopes that are not as energy-efficient as today’s buildings and are not resilient. Many building envelopes are reaching the end of their useful life and are in need of repair or replacement.

Exterior envelopes can be retrofitted to incorporate sustainable designs. Options include adding insulation to cladding systems, new paints and sealants, roof coatings and retrofitted glazing systems. These upgrades can improve durability and the lifespan of the exterior while adding better energy efficiency and hurricane resistance. A side benefit is that any problems, such as water or air leakage can be solved as part of the upgrade process. An upgraded building envelope will result in a better looking building with improved comfort and security for its users.

Finding available funds to pay for upgrades is always an issue, particularly in today’s economy. Depending upon the condition and design of a building, there can be a payback of dollars invested in upgrades. Some projects can even be funded based upon anticipated savings. Lower energy costs offer the best opportunity for savings with reduced utility bills. Buildings that meet today’s hurricane design requirements enjoy lower property insurance premiums. And, upgraded buildings that have been modernized are more desirable to tenants and prospective purchasers, potentially increasing income and property values.

A due diligence survey is the best place to start in identifying possible building envelope upgrades. The survey should document the existing conditions of exterior walls, glazing and roofs, and identify areas in need of repair, upgrades or replacement. The cost of the upgrades can then be budgeted, along with a cost benefit analysis developed based upon projected savings and improvements to the property. If done wisely, upgrades to the building envelope can provide years of improved performance and savings for building owners and users.

If you have questions or comments, please contact us at info@glazingconsultants.com. Find out more about GCI at http://www.glazingconsultants.com  or on Twitter @glazingconsult, and join our Building Envelope Matters LinkedIn group to discuss building envelope issues.

Paul is the Managing Member of Glazing Consultants International, LLC (GCI), a building envelope consulting firm in business since 1988. He has over 25 years experience in the window and glazing trade and with building envelopes. He is a leading expert with glazing systems and hurricane damage and protection and was instrumental in the development and implementation of missile impact tests after Hurricane Andrew hit Dade County, FL. His expertise includes windows, doors, glass and wall claddings with an emphasis on water leakage and damage. He has served as an expert witness in federal and circuit courts for windows, doors, glass and wall systems and water leakage. Paul can be reached at pbeers@glazingconsultants.com.

Overcladding Gains Momentum, Complements Green Initiatives

By Paul E. Beers

In today’s depressed environment for new construction, some building owners are looking for ways to upgrade existing facilities. One option that is gaining traction is overcladding, which involves installing a new exterior skin on a building while leaving the existing façade in place. Overcladding allows a designer to change the appearance of a building and, at the same time, apply today’s technology for sustainability and higher performance standards. It also can fix existing problems such as water infiltration or structural issues.

There are many advantages to overcladding. It minimizes the disruption to building occupants and their use of the building, because most work is done from the outside.  It allows for much of the new exterior to be prefabricated in a factory, increasing quality. And, the exterior of the building can be easily changed for modernization or a different visual concept.

Every building is different and overcladding may involve different design and implementation strategies for different scenarios. Some overcladding facades require a new foundation, while others are attached to the existing floor slabs.  Some overclads use and build off the existing facades, while others abandon them and are stand alone systems.  For each building, a study is needed to determine the best design and implementation approach.

As the existing façade is typically left in place, interior work is left for after the exterior work is complete.  At that time, the old windows are removed and the interior finishes are tied into the new façade. An advantage of this is that it can be done on a room-by-room basis with minimal disruption to building occupants and operations.

GCI has been involved with several overclads. Miami Children’s Hospital had overcladding installed over the entire exterior façade to raise the performance level to exceed South Florida Building Code requirements.  The hospital was fully occupied during the construction.  The exterior was updated so that the facility can be safely operated during a hurricane. Baptist Health Corporate Headquarters in Coral Gables, FL, was overclad with a new curtain wall that used the existing curtain wall framing with additional structure, new glass and new anchors. The new system solved nagging water infiltration problems and exceeds hurricane impact code requirements.

Overcladding fits nicely with today’s push for sustainable and energy-efficient designs. In most instances, the building owner can recover the cost over time through energy savings. We expect to see more projects take advantage of this strategy as time goes on.

Paul E. Beers is the Managing Member of Glazing Consultants International, LLC (GCI), a building envelope consulting firm in business since 1988. He has over 25 years experience in the window and glazing trade and with building envelopes. He is a leading expert with glazing systems and hurricane damage and protection and was instrumental in the development and implementation of missile impact tests after Hurricane Andrew hit Dade County, FL. His expertise includes windows, doors, glass and wall claddings with an emphasis on water leakage and damage. He has served as an expert witness in federal and circuit courts for windows, doors, glass and wall systems and water leakage. Paul can be reached at pbeers@glazingconsultants.com or on Twitter @glazingconsult. Find out more about GCI on the web at http://www.glazingconsultants.com, and join its Building Envelope Matters LinkedIn group to discuss building envelope issues.