A large part of living in Florida includes being well aware of the possibility that hurricanes and tropical storms will affect our State during the summer and early fall months of any given year. Strong storms can cause significant damage to houses, condominium buildings, and other structures.
The more you can do to keep your windows, doors, and roof intact, the better you will minimize storm damage. This is called protecting the "building envelope", preventing high pressure wind from entering through a broken window, sliding glass door, or other opening. Any opening to the interior during a storm allows wind and wind-driven rain to get inside. Much of the observed residential damage from major storms has been from high wind pressures getting inside a house from just 1 broken window, then pushing the roof up and off the structure.
I send this overview every year around this time for the benefit of the many new Florida property owners who may not yet be aware of the different types of Storm Protection that are available to them.
Important - NONE of the products mentioned in this article are designed to mitigate, resist, or reduce flood damage to the property on which they are installed. Flood mitigation and Flood Insurance will be discussed in separate articles.
Storm protection products address 2 primary considerations:
Impact resistance from flying debris like coconuts, tree branches, and neighbors' roof tiles is the primary concern for Single-Family Homes and 2-3 story buildings.
Wind pressures and wind loads become the main concern for taller buildings. More on this in next week's article on condo building storm protection.
After the widespread destruction caused by Hurricane Andrew in Miami (August 1992), storm protection products, building codes, and windstorm insurance coverage underwent major changes, combined with strict regulation. As a result, Dade County Product Approvals were enacted to ensure that storm protection products and installations meet specific standards based on independent laboratory testing of each shutter, panel, or system offered to the public as a means to protect a window or door opening from storm damage.
(Many of us who were involved with those original changes back in 1993 still call them Dade County Product Approvals. The County's name was not changed to Miami-Dade until late 1997.)
Since then, all building codes used throughout Florida have adopted standards for storm protection products, stemming from the original Dade County product approval protocols of 1992-93. All hurricane shutters and protection products sold in Florida must have a Product Approval letter from the County or jurisdiction where it will be installed. Manufacturers submit their product's lab test results in order to receive a Notice of Acceptance (NOA) for each separate shutter, window, door or other protection product.
Each product's engineering and lab testing results are expressed in measured impact deflection (inches of "dent") and design pressure (wind load in pounds per square foot). The testing procedures simulate potential flying object impact and storm-generated wind pressures, and the product being tested must demonstrate resistance to both of them.
A product's test results and Product Approval/NOA determine its suitability for installation on a specific opening of a specific structure (house) under potential storm conditions for that geographic location.
A local Building Permit must be applied for, issued, and closed for ALL installations of products advertised and sold as storm protection.
When issued, the Building Permit confirms that the product itself meets code for the intended use based on its Product Approval/NOA, while the permit's final inspection verifies that the shutter, window, or door was installed in compliance with its design engineering as tested in the lab.
Most newer houses already have impact-rated windows and doors (including garage doors). The options below might be considered as upgrades by owners of older houses, though some homeowners want to protect certain vulnerable openings with shutters on impact-rated windows or doors.
When deciding whether to install or upgrade using any of the products mentioned here, it is a good idea to check with your insurance agent/company to see if you might receive any premium savings for helping reduce windstorm risk. And if you are in an Association-governed community, be sure to first check with your HOA's Board for any restrictions.
Storm Panels
These are the most basic storm protection products sold commercially and can be steel, aluminum, or polycarbonate. A track or collar section is attached above and below the window or door, then the overlapping panels fit into and are secured to the tracks. The upper track is often a U-channel, the lower one uses individual wingnuts or clips to secure the panels.
Impact strength decreases with panel height, meaning that a taller panel will dent deeper than a shorter one.
Benefits: strong, very good impact resistance; most affordable
Drawbacks: time-consuming to put in place and remove; sharp edges (wear work gloves); not advised for 2nd floor openings; panels take up storage space when not in use
Cost: $
Effort to use: high
Accordion Shutters
Accordions stay permanently installed on the exterior wall, pushed to the sides of an opening when not used, then pulled closed to protect it. Manufactured from extruded aluminum blades hinged together, they provide very good protection and are MUCH easier to secure than Storm Panels since they store and slide on upper and lower tracks.
The latches and locks can be on either the outside or inside, depending on where the shutter is installed and is most convenient to operate (2nd floor shutters and at least 1 ground level entry door should latch and lock from inside).
Impact strength decreases with blade height, meaning that a taller shutter will dent deeper than a shorter one.
Benefits: strong with very good impact resistance; easy to close and reopen; can be used on all floors; no storage issues; mid-level pricing
Drawbacks: permanent installation may present outside appearance concerns; time needed to pull closed and secure
Cost: $$
Effort to use: medium
Rolldown Shutters
These are the easiest type of storm protection to operate when a storm is approaching. They can be moved up or down manually with an extension handle or by an electric motor which is helpful with larger/heavier rolls.
Also manufactured from extruded aluminum slats hinged together, the permanently-installed upper housing holds the entire shutter when not in use. Rolled down, the horizontal slats are held by permanent tracks on the sides of the opening.
When using electric motors, manual over-rides on some openings are advised for power outages. Larger, heavier rolldowns may also need reduction gears or spring assists (like garage doors) for easier operation.
Impact strength decreases with slat width, meaning that a wider shutter span will dent deeper than a narrower one.
Benefits: easy to operate and secure the opening; can also be used for shade and security
Drawbacks: permanent installation may present outside appearance concerns; cost is higher than other options
Cost: $$$ manual, $$$$ electric
Effort to use: low
Storm Screens
These are a relatively new storm protection product and a very good choice for wider openings such as lanais and outdoor living areas that are under a roof. Made from a strong synthetic monofilament woven into a screen "fabric", they have demonstrated good impact and wind resistance for open areas.
Because the fabric is flexible, installations directly in front of glass windows and doors are not usually recommended (remember impact deflection). They have become a popular choice for protecting the outer openings of lanai/patio areas that have ceilings and structural outer support columns. Storm screens can be operated either manually or by electric motors in the upper reel hood, similar to rolldown shutters.
Benefits: easy to operate; cover large area with one unit; can be used for shade and security
Drawbacks: not suggested for individual windows or doors; cost is in same range as rolldowns
Cost: $$$ manual, $$$$ electric
Effort to use: low
Impact-Rated Windows & Doors
Instead of buying separate storm protection for their glass windows and doors, many Florida homeowners replace their older ones with newer code impact-rated windows and doors. These are also specified for new construction. All have undergone independent laboratory testing to determine impact resistance, which allows the manufacturers to get their Product Approval letter.
Remember, the product's engineering and PA/NOA letter are needed to receive a valid building permit, just like the shutter products mentioned above.
Impact-rated windows and doors also offer better insulation and energy savings over old-code ones.
Important - The glass in impact-rated windows and doors CAN break or crack under impact, though are designed not to shatter and fall out, creating an opening for wind and rain to enter the living area. (Remember the "building envelope" concept of protection.) The frames and installation methods are also engineered to resist failing when hit with flying debris.
Benefits: Built-in protection; no labor needed as storm approaches; attractive; energy efficient;
Drawbacks: Glass can still break/crack under impact; higher cost
Cost: $$$$
Effort to use: none
ALL products mentioned in this article may require repair after taking impact from flying debris. Storm shutters and impact windows are not likely to stop a projectile moving at high speed or withstand prolonged high wind pressures without incurring some sort of damage themselves in the process. That's how they protect the opening behind them.
The engineered purpose of storm protection products is to keep the building envelope intact, preventing high pressure wind from getting inside through an opening, pushing the windows and sliding doors out of their mountings, and ripping the structure apart.
I have personally observed this in multiple houses across South Florida and in the Caribbean after strong hurricanes.
Very important reminder - use only licensed, insured companies who pull a Building Permit before installation. In my opinion, it is a good idea to do business with a company whose installers are company employees, not subcontractors. It can be difficult to locate subcontractors when a problem arises after the job is completed. I cannot stress strongly enough that proper installation is mandatory in order for any product to function and protect as designed.
Most newer homes (built after 2012 or so) have impact-rated windows and doors though if you are not sure, have yours checked by a licensed contractor or Home Inspector.
Feel free to forward this article to anyone you'd like. And be sure to check out the All Posts page for more articles on how real estate really works in Florida. Watch for my upcoming article on storm protection for condo buildings...
Until next time -
Christopher Carter, Real Estate Broker Associate
Licensed Community Association Manager
Mortgage Financing Advisor NMLS 861361
Waterfront Realty Group, Inc. - Naples, FL 34103
(239) 898-5455 direct
I am NOT an attorney. For interpretation and application to specific circumstances of anything you read on my site, you must speak with a Florida-licensed attorney.
NO Artificial Intelligence software is ever used to produce any of my articles. All writing is original.
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