by Sarah Ashton, Broker Associate
Ashton Kirchner Group, Keller Williams Real Estate-Fort Myers
As we know, things evolve the more we learn. Never could that be more true than in the case of construction techniques and material choices for homes on barrier islands. Also, building codes change to reflect known ways to make properties more resilient to the effects of hurricanes as we continue to learn.
In the 1970s and early 1980s, “Michigan” style homes were popular. These one-level, concrete block homes were considered a sturdy way to build. They were very effective during hurricanes as the wind didn’t affect them – their roofs perhaps, but not the structure.
By the 1980s and 1990s, the go-to approach was to elevate homes on wood pilings, use metal roofs, vinyl siding, and strapping of the roof and floor joists. The design addressed the FEMA flood elevation requirements for qualifying for Flood Insurance but had no requirement for window protection, and those who wanted to lessen their Wind Insurance policy premium added hurricane shutters.
Different building techniques were added after Hurricanes Charlie (2004) and Irma (2017). Those techniques included a reinforced concrete base upon which to build the house, impact windows, Hardi-board siding and trim, higher elevation of electrical and A/C units, a metal roof, and a roof system designed for 150+ mph winds.
That type of construction style came through Ian like a champ, minus the feet of water deposited by the storm surge. It successfully addressed the impacts of wind, but the water was still an issue.
Now, our attention is focused on how to build smarter to lessen the impact of elevated tides and occasional storm surges. We are not talking about the Ian level of surge but more about the passing tropical storm or passing hurricane, which elevates the level of the Gulf of Mexico and subsequently pushes water across parts of the island and into or through our properties.
Some learnings and approaches:
Opening up lower levels: Let the water flow through. The lower level of an elevated home becomes a carport with minimal enclosed storage below. It works well with less cleanup.
Seal lower levels: Use sandbags, flood prevention barriers, and tape to seal lower-level doors so water can’t get in. Nice in theory, but difficult to successfully fully implement.
Waterproof: Replacing ground-level trim and wallboard with materials that don’t absorb water. Vinal trim and fiberglass doors work, as does durarock wall board. Epoxy flooring on concrete floors can simplify the cleanup.
Elevate components: Getting electrical and mechanical components UP. This includes all outlets, AC condensers, and pool equipment.
Elevate the House: Many ground-level homes can be elevated. If you are interested in this topic, SanCap Resilience is hosting a workshop on Wednesday, 11/13, at 6:30 at the San Cap Community House. Registration is strongly encouraged.
New ideas and approaches to harden our properties to the effects of storms continue to be discussed and implemented. We all benefit as we share what we learn. I hope these observations and thoughts help you in your own path to protecting your property.
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