Mike Silvers, CPRC, Silvers Systems Inc. and FRSA Director of Technical Services
I’m writing this article roughly a week after Hurricane Ian battered the state as one of the largest and deadliest hurricanes to hit Florida since 1935. Coincidentally, last month I discussed the potential of a similar scenario to Ian and the impact it could have on Florida’s ongoing property insurance crisis as well as its post-hurricane economy (see October FRM - If You’re Not Concerned, You May Not Be Paying Attention – floridaroof.com/frm10-22p16). I talked about a major storm hitting a highly developed area such as metropolitan Miami or the Tampa Bay region.
As Ian approached, it looked as if that might happen. My family watched with great concern as the path at one point had the eye passing over our home in Manatee County, which is on the south end of Tampa Bay. But as the storm progressed, it started moving more toward the east, just as Hurricane Charley had done in 2004. We were obviously relieved that we wouldn’t see the worst of the storm, but those feelings of joy were mixed with some guilt knowing what our neighbors to the south were about to endure. I am heartbroken by the devastation Ian caused and even more so by the staggering loss of life left in its wake. So many of us live near the coast because we are drawn here by the beauty and serenity that the marine environment offers. To think that the same water that attracts us also has the ability to engulf us in such an unforgiving way is sobering.
If you’ve followed my column, you know that I am committed to conduct post-hurricane roof damage observations within the first week after a major storm hits Florida. I’ve done so after Irma, Michael and now Ian. What I’m able to see adds to the knowledge gained by responding to previous storms as a contractor. Getting to the scene early is important. Temporary roof repairs and tarping begin almost as soon as the winds decrease. This obviously makes viewing roof damage much more difficult if not impossible. After hurricanes, I also review as many pictures and reports as I can find in the media as well as pouring over NOAA
satellite imagery of the damaged areas (storms.ngs.noaa.gov).
The NOAA site allows us to look for roof damage and pinpoint areas to inspect. If you use the site, you will need to zoom in very close to the dark areas on the map to see individual buildings. If you have the opportunity, please share with me any roof damage pictures you take and any of your observations (silvers@floridaroof.com). The storm surge that hit Fort Myers Beach and bulldozed most structures in its path reminded me how Michael had done the same in Mexico Beach. Many buildings were reduced to nothing but concrete slabs and debris. A literal army of researchers (Army Corp of Engineers and FEMA Mitigation Assessment Teams) and others will evaluate the damage from storm surge and flooding. They will come to conclusions based on their observations and make recommendations to reduce the hazard by amending the building code. Further strengthening and raising of buildings that are in the flood plain will be proposed and, most likely, implemented. Beachfront establishments that have offered the familiar experience of dining and drinking on a beachfront patio, as well as any other near grade structures, will not be allowed to rebuild at ground level, forever changing our beachfront landscape.
The roofing industry’s mission obviously does not involve storm surge or flooding. Our trade is tasked with keeping rain outside of buildings by keeping roof coverings in place during high wind events. We are expected to do so on any structure that can endure the wind load or flooding that these storms bring. It is a daunting challenge, but one we will have to continue to pursue to ensure we are able live in what many of us view, even with the threat of hurricanes, as paradise. We need to learn from observing post hurricane what worked and what didn’t. With Ian, that meant looking at damage outside of the storm surge areas, but still within the areas impacted at near-design windspeeds. Ian’s eye made landfall near Cayo Costa, which is just north of Captiva on the north end of Sanibel and Captiva Islands. North of Cayo Costa is Boca Grande Pass and Gasparilla Island. I have spent many days tarpon fishing, boating and beaching it in this area all my life so I’m very familiar with it. My wife and I were married there. During my visits there, some of that time was spent at a favorite beach establishment called South Beach which is very near the pass. It burnt to the ground during the storm – the fire department was unable to deploy during the high winds – I’ll miss going there. Unfortunately, this also occurred in other areas to residential structures. This area was north of where Ian’s eye made landfall, so storm surge wasn’t much of an issue, however wind certainly was. That is why I chose this area to make my observations. It was accessible and had structures dating from many decades old up to those still under construction and everything in between.
Sorry to say, I was turned away at the toll booth leading to Gasperilla Island and Boca Grande by several guardsmen with assault weapons strapped across their chest. I understood that the primary purpose of post-storm deployment must continue to be preservation
of life, evacuations and rendering aid. However, as much as I understand the need to limit access to these areas, if we don’t allow some timely observations to take place, we will severely limit our ability to learn important lessons from these devastating events. We access these areas with no or minimal interference. Hopefully in the future, access can improve as we learn to address the overall cost and disruption these events cause and understand that the knowledge gained is worth the slight inconvenience that a few experienced observers might cause.
Being turned away when one knows the valuable information that is available is disappointing but one bump in the road shouldn’t stop the journey. The Placida area, just west of Gasparilla Island and north of the mouth of Charlotte Harbor, also experienced very high winds and access to most neighborhoods was allowed. My initial thoughts, based on what I saw, were similar to those formed during Irma and Michael. Newer construction – including roof coverings – that were designed and installed according to the latest several editions of the Florida Building Code (FBC) did very well overall.
From a visual observation, many roofs of all types appeared to be unscathed, but most roofs in these areas did have some degree of damage. On some newer asphalt shingle roofs where the field of the roof did well, there were common failures at the hip and ridge.
Those same conditions on newer tile roofs did better than before the improved hip and ridge attachment methods became the standard based on the FRSA-TRI Florida High Wind Concrete and Clay Tile Installation Manual. Metal roofs, overall, appeared to perform well with most observed failures occurring at the rakes and other trim. This observation should be weighted by the fact that the trend towards metal roofing has developed relatively recently. This trend tends to make the existing metal roofs on average newer than many other roof types that have been used more prevalently in the past.
It is clear that newer roofs of all types, when installed to current codes and standards, performed better than the same roof types of similar age have done in previous high wind events. I did see some indication during review of available media similar to what I saw firsthand in Irma and Michael. It appears that through-fastened metal roofs, installed as recovers, experienced some whole roof section (such as hip end) failures. It may be that the inability to address renailing of the sheathing may be more of a concern when using this installation method.
The picture above appears to provide an excellent example of the benefits of a self-adhered underlayment applied direct to deck. Earlier street view pictures of this house show an existing tile roof. That indicates that the house may have been very recently reroofed with shingles. If so, the seal strips on the shingles may not have fully bonded. Other shingle roofs in the same area didn’t seem to have such extensive failures. I hope to get additional information on this particular house to confirm my initial observation but, either way, it does demonstrate the value of an effective secondary water barrier resistance.
Hurricanes and the destruction they leave behind are truly heartbreaking. Hopefully, the agencies who are in charge after these disasters can open their eyes to the need for our industry and those who are active in the building code process to learn all we can from them, to help reduce the amount of heartbreak and insurance claims in the future.
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 50 years of industry knowledge and experience to FRSA’s team.
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