MyFloridaCode.com

There is nothing in TB-1, ASCE 24, or the building codes that would limit
the use of windows or glass doors below the bfe. It's not a habitable space
so it's not important if the glass breaks during a flood. You just can't
count windows or doors as openings. Vents however can be placed in a door or
window as long as they allow water to flow in automatically without any
human intervention, the bottom of the opening is within 12" of interior or
exterior grade, and openings are on at least 2 different sides. I'm not
recommending putting vents in the window or door, but you can. 

 

The insurance side (not the code folks) will accept it, and the insurance
cost will be reasonable. It's common to see this in a walk out lower floor. 

 

To be sure have the homeowner contact their insurance company to get the
cost for flood insurance. If they don't like something it will be reflected
in the quote. If the average premium is $550.00 and this one comes back at
$4000.00 the problem will be easy to find. Be sure to get it in writing!! 

 

If it's new construction, contact an insurance agent that writes a lot of
flood and they will help you. Having an updated Elevation cert will be
helpful also. 

 

Thanks

Mike

 

Mike Graham, CFM
www.smartvent.com
VP & GM SmartVENT inc.
450 AndBro Dr. Suite 2B
Pitman NJ 08071
Office 877-441 8368
Cell    609-744 4844
Click on a link to follow us on:
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From: codetalk-bounces at myfloridacode.com
[mailto:codetalk-bounces at myfloridacode.com] On Behalf Of Glen Mast
Sent: Monday, May 17, 2010 8:31 PM
To: Jack.Fahey at myclearwater.com; Rick.Dixon at dca.state.fl.us
Cc: codetalk at myfloridacode.com; codetalk-bounces at myfloridacode.com
Subject: Re: [Florida Code Talk] Windows below BFE

 

unfortunately that tech bulletin doesn't answer the question asked which
basically was

"is there a limitation on windows in the garage/storage area which is below
BFE".

 

As far as I know there isn't any limitation by FEMA.  I am personally
opposed to placing limitations on exterior doors and windows in these areas.
Many of the buildings front the water and the waterside elevation is just as
important as the streetside.  To make the bottom floor wall a big blank
slate is just plain ugly.  As long as the interior isn't finished off why
should it matter if there are windows and doors there?

 

glen mast

MAST DRAFTING AND DESIGN

----- Original Message ----- 

From: Rick.Dixon at dca.state.fl.us 

To: Jack.Fahey at myClearwater.com 

Cc: codetalk at myfloridacode.com ; codetalk-bounces at myfloridacode.com 

Sent: Thursday, May 13, 2010 3:05 PM

Subject: Re: [Florida Code Talk] Windows below BFE

 


All, below is input from the State program that supports local communities
with Flood Plain Management requirements for the NFIP. Hope this helps.



Hi!  Thought I'd enter our 2 cents worth on this discussion (hope I'm in the
right place to do that.)
 
Jack from Clearwater asked the question, Steve from Bradenton and Robert
from Miami replied well.  Steve's right-there is a FEMA Technical Bulletin
that offers guidance on openings in foundation walls and walls of
enclosures-TB #1.  You can get it here:
<http://www.fema.gov/library/resultSearchTitle.do>
http://www.fema.gov/library/resultSearchTitle.do
 
As a matter of fact, FEMA's TB-0 is a "User's Guide" to the 11 technical
bulletins for construction in the floodplain that FEMA currently offers,
listing keywords that will lead you to the appropriate bulletin.  I've
attached TB-0 to this message (if attachments are allowed.)  Or you can
always get this from FEMA's online publications library:
<http://www.fema.gov/library/index.jsp>
http://www.fema.gov/library/index.jsp If that doesn't work, just Google the
keyword and that should get you there.
 
My email is  <mailto:joy.duperault at em.myflorida.com>
joy.duperault at em.myflorida.com, and my staff and I are happy to assist at
any time with all things floodplain in Florida! Have a great day,
 
Joy Duperault, CFM
NFIP Program Manager
Florida Division of Emergency Management
2555 Shumard Oak Blvd., Tallahassee, Florida  32399-2100
Office (850) 922-4518
Fax (850) 413-9857
www.FloridaDisaster.org/mitigation
 








<Jack.Fahey at myClearwater.com>
Sent by: codetalk-bounces at myfloridacode.com 

05/11/2010 01:01 PM


To

<codetalk at myfloridacode.com> 


cc

 


Subject

[Florida Code Talk] Windows below BFE

 


 

 




Hi All, 

Given that a substantially improved Townhome rebuilt after a fire is
installing flood vents to FEMA regulations. If there were windows and a
sliding glass door in existing openings below BFE  to be compliant do
existing windows and sliding glass doors not necessary to access have to be
removed from "storage" areas below BFE? 

Jack Fahey 

Residential Plan Review
Building Department
City of Clearwater
100 South Myrtle Avenue
Clearwater, Florida 33756-5520
727-562-4567x2593
fax 727-562-4576
jack.fahey at myclearwater.com_______________________________________________
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