Mike Silvers, CPRC, Owner, Silvers Systems Inc. and FRSA Director of Technical Services
In late June, the Florida Building Commission held the first round of Technical Advisory Committee (TAC) meetings to review potential modifications to incorporate in the upcoming 2023 Florida Building Code 8th Edition (effective date 12/31/2023). It was the first of two Phase 2 meetings before the TACs present their recommendations to the Commission for approval. FRSA developed 29 code modifications and took positions on 87 others. Our position prevailed in nearly every case. The decisions made by the TACs will not be finalized until after the next 45-day comment period with the final set of TAC meetings taking place from October 11-14 at a to-be-determined location.
A number of the modifications involved underlayment. Underlayment for all roof types is involved. A group of changes submitted by FRSA is meant to simplify the current language used for underlayment for all steep slope roof systems except tile. It makes the description for the two-ply nailed underlayment application much simpler and consistent for most material. It also minimizes material waste at synthetic headlaps. Our underlayment modifications are attempting, for the most part, to standardize underlayment application methods throughout the state. This includes changes to the requirements in Miami-Dade and Broward Counties, the High Velocity Hurricane Zone (HVHZ). These changes would bring the region’s currently less storm-resistant underlayment standards up to those used in the rest of the state. This would include the option, for the first time in the HVHZ, to use self-adhering underlayment applied directly to the deck. The term “option” is important here – nothing would mandate its use; it would just allow it as an option for those who choose to use it.
The changes would also standardize the required resistance against wind uplift for all tile underlayment. The goal is to adopt the standard test methods already used for product approval by most underlayment manufacturers to demonstrate compliance with the code. FRSA’s position on these modifications were supported during the TAC meetings by several industry groups including Asphalt Roofing Manufacturers Association (ARMA), Insurance Institute for Business & Home Safety (IBHS), the Florida Home Builders Association (FHBA), Tile Roofing Industry Alliance (TRI), Owens Corning (OC) and others.
The FRSA Codes Subcommittee and the FRSATRI High Wind Concrete and Clay Tile Installation Manual Review Committee are both comprised of industry experts from manufacturing including tile, shingles, underlayment, metal, adhesives, contractors who install all types of roof systems, consultants and engineers. We reach a consensus on changes we propose before they are submitted. Our positions are well thought through and vetted before submission. We try to communicate with other stakeholders and attempt to arrive at a mutually agreeable position prior to presenting our position to the TACs.
Let’s go back to underlayment and, more specifically, the option of using self-adhered underlayment applied direct to deck. This system continues to be an issue for Miami-Dade County officials. Their reluctance to allow its use to this point has seemed untenable. One reason we continue to hear is that the use of self-adhered direct to deck underlayment won’t allow for the inspection of the hurricane mitigation renailing requirements. This seems disingenuous when one considers that there are no self-adhered direct to deck systems in existence in the HVHZ, so compliance with the renailing should be easy to verify before any future underlayment is applied. Another concern that
has been voiced is that when this system is used you can’t find rotten wood. Our response has been that when a roof covering is torn off, every square foot of roof system is stepped on multiple times and rotten wood becomes very apparent long before it is completely exposed, so changing the sheathing or other wood can be accomplished with a self-adhered system. If the installers’ intent is to hide rotten wood, they can do so just as easily with nailed underlayment. The question of how you reroof over an existing self-adhered
underlayment also arises. We have addressed that issue with previously adopted code changes, which allow an existing self-adhered underlayment to perform the same function as taped joints during reroofing by adding a nailed underlayment over the existing self-adhered. We have clearly been able to address each of these concerns.
On tile underlayment, Miami-Dade’s requirements have fallen further behind others allowed for use in the rest of Florida. These underlayments not only need to act as a secondary water barrier (SWB), they also are an integral part of the roof coverings wind resistant load path.
So, why is it important to accomplish our goals and implement the changes we are proposing? Better underlayment options mean better secondary water barriers for the HVHZ and puts them on par with the rest of Florida. When one considers that over half of Citizen’s Insurance property coverage policies are written in Miami-Dade and Broward Counties and that everyone who is insured in Florida is acting as a Citizen’s reinsurer, the need for better SWBs is clear. Miami-Dade officials’ insistence on continuing to maintain weaker underlayment codes is quite ironic when the rationale for a separate HVHZ code in the first place was that that area was the most likely to be hit by a major hurricane and so it needed stronger codes. Has this threat diminished? Better secondary barriers greatly reduce water damage during and after storms and often will allow the occupants to continue to use their buildings, thereby further reducing the
cost of claims and, just as importantly, reduce the upheaval these storms create in people’s lives.
Hopefully, Miami-Dade County officials will realize that FRSA’s requested code modifications represent a significant improvement over the status quo in the HVHZ. In many cases, they reduce cost while improving performance. There are signs that we may be making progress, if not with Miami-Dade, then with the TACs. Nevertheless, we need to continue to move these positions forward with the help of our industry partners and FRSA volunteers.
Mike Silvers, CPRC is owner of Silvers Systems Inc. and is consulting with FRSA as Director of Technical Services. Mike is an FRSA Past President, Life Member and Campanella Award recipient and brings over 40 years of industry knowledge and experience to FRSA’s team.
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