Roof Re-Covering: Building Code Facts

Roof Re-Covering:  Building Code Facts

STRUCTURAL 101

STRUCTURAL ROOF SYSTEM

The 2009 International Residential Building Code Section R907 governs the design, materials, construction, and quality of roof assemblies. IRC Chapter 9 Section R907.2 requires structural roof components to adequately support the roof covering system and the material and equipment loads encountered during its installation. The strength of a roof assembly can impact its performance, functionality, and relative safety.
Recently, I reviewed a proposed repair procedure for a wind and water damaged roof system. The subject roof system consisted of two roof covering layers: an original wood shingle layer and a secondary asphalt roof layer placed on top of the wood shingles. The repair procedure essentially called for removing individual water and wind damaged shingles and merely replacing them with a corresponding new shingle. And, presumably, each new shingle installed would then connect to, or through, the original wood shingle roof covering system.  As written, this particular roof recovering method violated the International Building Code, section R907.2 because it provided no method to assure the structural adequacy of the underlying wood shingle roof structure.
Indeed, data and analysis suggest wood shingle roof systems exposed to prolonged water and wind likely loose some of their structural support adequacy within their damaged areas. As a practical matter, verifying the structural adequacy of the in-place wood roof system is tantamount to its complete removal. This is because the cost of removing, testing, and reinstalling damaged wood shingle roof systems can easily equal or exceed their full replacement with new roof covering systems. Knowing this, IRC Section R907.3 “Recovering versus replacement.” requires removing all existing layers of roof coverings when installing new roof coverings when any one of the following conditions exist:
1. The existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing.
2. Where the existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile.
3. Where the existing roof has two or more applications of any type of roof covering.
4. For asphalt shingles, when the building is located in an area subject to moderate or severe hail exposure.
2009 International Residential Building Code re-roofing requirements are clear: removing and replacing damaged roof coverings with new roof coverings requires first removing all existing layers of roof coverings if the existing roof covering system is not structurally sound, is composed of wood shakes, or if it has two or more applications of any type of roof covering.
So, if data and analysis shows damaged roof covering assemblies meet one or more of these IRC requirements, all existing roof covering layers must be removed before installing new roof coverings.

Hurricane Ike: Destructive Power Perfected

The 2008 Atlantic hurricane season was the third most costly on record. With damages exceeding $29 billion in the United States alone, it was the fourth busiest year since 1944 and the only year on record in which a major hurricane existed in every month from July through November in the North Atlantic. Of the sixteen named storms during the 2008 hurricane season, Ike was the most powerful. At one point, the diameter of Ike’s tropical storm and hurricane force winds were 600 and 240 miles, respectively, making Ike the largest Atlantic hurricane ever recorded. As the most destructive storm in the Atlantic basin in 2008, Ike made its landfall along the north end of Galveston Island on September 13, 2008 as a Category 2 hurricane.

Ike produced a storm surge of over twelve feet from Galveston Island eastward into southern Louisiana. Bearing the brunt of the surge, the Bolivar Peninsula saw the most extensive property damage, followed by the Galveston Island, Port Arthur, and Houston areas. As is typical for slow moving cyclones, Ike exacted widespread property damage and flooding as it tracked a northwesterly heading through Galveston Bay, about fourteen nautical miles east of downtown Houston, Texas.

As Ike moved slowly through the Houston area, it rendered much of the city’s power grid inoperable. Flooding and wind damage to various buildings and structures were both indiscriminate and wide spread throughout the affected metropolitan area. Ike’s massive size coupled with its record strength delivered a potent combination of torrential rains driven by wind gusts of up to 80-90 mph, placing excessive loads onto many building roof systems along its path, including urban and suburban dwellings. Ike is registered as the most destructive hurricane in Texas history.

Hurricane Ike had a large circulation center with an expansive wind field. Ike’s accumulated cyclone energy (ACE) was the highest registered of any 2008 hurricane. With an integrated kinetic energy exceeding any Atlantic storm on record, Ike neither strengthened nor weakened in the three hours preceding its landfall. Indeed, Ike’s winds persisted at tropical storm and hurricane force velocities near its center for no less than nine hours after its landfall. As Ike moved along its northwesterly inland path on September 13, 2008, the tropical cyclone delivered a potent combination of torrential rains driven by sustained winds of about 69 mph, and wind gusts of up to 90 mph onto many buildings. The nexus of high wind velocities and intense rainfall over an extended time period provided both the means and opportunity for wind caused roof system damage and wind driven moisture intrusion into previously water tight building envelopes and building interiors.

Ike’s relatively long post-landfall duration visited unrelenting wind pressure and rainfall onto building surfaces, including their roof covering systems. Battered by the wind, and saturated by heavy rain, many building roof coverings, wall materials, and metal carport materials either displaced, deflected, or detached completely. Decoupled and displaced asphalt roof covering components subsequently exposed underlying wood roof layers to hydraulically loaded wind driven rain. Wind driven rain impacted unprotected wood material surfaces, pushing moisture into the previously water tight roof component gaps and spaces. Once breached, roof systems and building surfaces allowed the free flow of rainwater into the vulnerable building interior spaces below. This wind driven water intrusion caused exterior and interior material damage both above and below building roof planes.

Ike eventually weakened to a tropical storm by by September 13, 2008 just east of Palestine, Texas, and then became extratropical when it interacted with a front about 12 hours later while moving northeastward through northern Arkansas and southern Missouri. The vigorous extratropical low moved quickly northeastward, producing hurricane-force wind gusts across the Ohio Valley on the afternoon of September 14, 2008. Thereafter, the low weakened and moved across southern Ontario and southern Québec and was absorbed by another area of low pressure near the St. Lawrence River by September 15, 2008.

San Antonio Foundation Repair: New Permit Requirements

On March 10, 2010, the City of San Antonio Development Services Department issued a  bulletin clarifying the requirements for residential foundation repair and/or replacement permits.  These requirements are effective April 9, 2010.  Call now for introductory pricing:  210-601-1379.

In order to obtain a permit, applicants must be the homeowner or registered as a residential builder and must complete the Foundation Repair Permit and submit it to the One Stop Counter at the DBS Center or any of the City’s Service Centers.  This application and the permit must be available at the job site.  This permit cannot be obtained using the department’s on-line permitting system.  A double fee will apply for failure to obtain a permit before starting work.

Download Forms:

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The specific requirements for each foundation type are as follows:

Slab on Grade – This type of repair needs to be designed and inspected by a professional engineer, licensed by the state of Texas.  In order to clear the foundation inspection, the engineer letter must specifically indicate that the drainage away from the foundation meets the minimum requirements of the City’s current building codes.  Failure to include this information in the engineer letter will result in receiving a “partial pass” Foundation Inspection and will require the permit holder to schedule a Final Inspection in order for the department to verify that the drainage away from the foundation meets the minimum requirements of the code.

Pier & Footing – Applicants must state the type and number of piers that will be repaired and/or replaced.  This type of repair or replacement work needs to be designed and inspected by a professional engineer, licensed by the state of Texas.  An engineer letter must be submitted to clear the foundation inspection.

The ICC Residential Building Code has additional requirements based upon the scope of work as follows:

Wood Sill/Beam/Girder/Shimming Repair or Replacement – This type of work must be designed and inspected by a professional engineer, licensed by the state of Texas.  In order to clear the foundation inspection, the engineer letter must specifically indicate that the repair or replacement of the wood sills, wood shim, beam, girder, meet the minimum requirements of the City’s code.  Failure to include this information will result in receiving a “partial pass” Foundation Inspection and the permit will remain open until the department receives verification from the engineer that the wood sills, beam, girder, shimming meet the minimum requirements of the code.

Skirting Removal, Repair or Replacement – If the scope of work requires you to alter the skirting, the permit holder is responsible for the additional requirement to schedule a Final Inspection to allow the department’s building inspectors to inspect the work for venting, subfloor access, and drainage.