Frequently Asked Questions about Repairs After Hurricane Wilma
By Clay Parker, Building Official

The following questions and answers are designed to be a guide to residents who are seeking to make necessary repairs to their condominiums or homes as a result of Hurricane Wilma.
Please note that these questions are only a guide and may not address your individual situation. If you have any questions, please feel free to contact the Building Official, Clay Parker, at 305-792-1783

1)

Q. What regulations govern the replacement of windows, doors, balconies, and walls damaged by Hurricane Wilma?

A. The Florida Building Code adopted by Florida Legislature governs the replacement of windows, doors, balconies, and walls damaged by Hurricane Wilma.

2)

Q. Do you have to hire an Engineer to certify all repairs to glass and structural damage in your building?

A. Yes, the Florida Building Code requires that all structural damage repairs must be certified by a Professional Engineer.

3)

Q. Can I replace broken glass in my windows or sliding glass doors as long as I replace them with the same type of glass that was originally approved when the building was built?

A. No, the new glass must meet the Florida Building Code.

The glass to be installed shall resist the wind pressure on its location, created by a 146 mph, 3 seconds gust, exposure C, as required by the 2004 F.B.C. Chapter 16. If the window is located at or below the first 30 feet building height, the glass must either be large missile impact resistant glass or the opening shall be protected by storm shutters. Above that height, the glass must be small missile resistant glass.

4)

Q. Can I replace my old window that was damaged during the hurricane with the same type of window?

A. No, your damaged window cannot be replaced with the same type of window if the window does not meet the requirement of the Florida Building Code. Most likely, if your damaged window is more than three (3) years old, you will have to replace the window with a window that meets the Florida Building Code requirements.

A structural engineer shall certify by structural calculations and by testing, that the existing window frame is capable of resisting above wind load. The frame aluminum extrusion shall be checked and accepted. The structural engineer shall check and certify the existing window anchorage to the structure, or recommend additional anchorage.

5)

Q. Can I replace my damaged window with the same type of window if I use storm shutters to protect the window?

A. No, your replacement windows must satisfy the requirements of the Florida Building Code. The installation of a storm shutter does not eliminate that requirement.

6)

Q. Can I replace my damaged sliding glass door with the same type of door if I use storm shutters to protect it?

A. No, your replacement sliding glass door must satisfy the requirements of the Florida Building Code. The installation of a storm shutter does not eliminate that requirement.

The same reasoning used for the replacement of glass in windows can be used for the sliding doors, with the exception that the glass in sliding exterior doors shall be safety glass complying with the Federal Consumer Safety Commission.

7)

Q. Can I replace broken balcony glass with the same glass that the railing had?

A. No, any broken glass in railings will be required to meet the new Florida Building Code.

The repair of damaged balcony railings falls in the work category of Alteration Level 2. Section 603.5 Guards of the 2004 F.B.C. Existing Building fully applies. The replacement of existing guards shall be designed and installed in accordance with the 2004 F.B.C. Building.

8)

Q. If I have windows or doors that have not been broken but are damaged in other ways, such as being loose or not operating properly, will I need to replace them?

A. They will need to be tested by your Engineer to determine if they all need replacement.

A professional shall check and then certify that the remaining existing sliding glass doors comply with the safety glass regulations. This is a very simple process to do, since any and all safety glass pieces shall be permanently marked with a trade mark stating that the glass is safety glass that complies with ANSI Z97.1-1984 regulation, the glass manufacturer name, and the glass thickness. If this trademark is not present, then that glass is not a safety glass and those doors have to be replaced with compliant ones, or they will be in violation of the F.B.C., classified as a Material Code Violation, as defined in Chapter 2 of the Code.

9)

Q. If I have floor to ceiling glass walls that have been broken, do I have to bring them up to today’s code?

A. Yes, they would have to be brought up to today’s code or be replaced.

The repair of Exterior Glass Walls falls under Alteration Level 2. The job-site glazing replacement such as Curtain Walls and Structural Glazing Systems is a very specialized work that shall be permitted only when F.B.C. Chapter 24, Glass and Glazing is fully complied with.

All the structural elements of curtain wall systems and their attachment, shall be designed and bear the seal of a qualified Florida-registered delegated engineer, or if qualified to prepare such design, by the engineer or architect of record. This architect or engineer shall be proficient in structural design. The permitted documents shall include sufficient details describing the curtain wall attachments to the main structure.

Job-site replacement re-glazing shall be permitted only following a procedure approved in writing by the applicable structural silicone manufacturer and shall be performed only by individuals or firms approved or certified by the silicone manufacturer.

The remaining existing units shall be inspected to verify that the glass is safety glass. If not, the existing not damaged walls shall be replaced or special safeguard measures implemented.

10)

Q. Do I have to upgrade my windows and sliding glass doors to full impact if they were broken as a result of the hurricane?

A. Yes, most likely your Engineer will only be able to certify replacement to full impact.

11)

Q. Can I appeal the Building Official's interpretation of the requirements of the Florida Building Code?

A. Yes, you can file an appeal with Miami-Dade County Board of Rules and Appeals. To ensure consistency in the application of the Florida Building Code, the Sunny Isles Beach Building Department and the South Florida Building Officials Association have already applied to the Board to get further interpretation in light of problems caused by Hurricane Wilma.

The Sunny Isles Beach Building Department is seeking further interpretation through the Board and will continue to have meetings with other Building Officials and Design Professionals to see that we are consistent with other communities in our jurisdiction. The Building Official will inform you of all updates. Please note that the Florida Building Code was adopted to ensure that structures and buildings are strong enough to resist the impact of a hurricane.

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