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08

Anchor, Seal & Protect Openings

08

ANCHOR, SEAL & PROTECT OPENINGS

A house has many openings, including entry doors, windows, skylights, and garages as well as vents. Properly anchored and sealed openings protect a home from natural disasters. This strategy focuses on protecting your home by appropriately selecting and securing openings.

DESCRIPTION AND FUNCTION

An opening is a door, window, skylight, vent, or other aperture in the house’s exterior envelope that provides controlled access/ egress or regulates the flow of air and protects the home’s occupants from weather, pests and/or pollutants. Openings also help maintain the temperature and humidity levels within the home.

Openings must meet the following design requirements:

  • Be protected against breaching.
  • Comply with floodproofing requirements for openings in flood zones. See Strategy 09.
  • New glazed doors, windows and skylights in newly- constructed homes must be manufactured to resist wind pressures and wind-borne debris.

Consider the following when choosing and placing the openings:

  • Risks exposure from wind and wind-driven rain.
  • Balancing comfort and aesthetics with risk tolerance.
  • Life cycle costs – includes initial installation costs and long-term maintenance.

Why openings fail

  • incorrect anchorage can make even strongest doors/ windows/skylight fly off.
  • cracks or improper sealing through which water can seep.
  • not protected against projectiles at high-wind scenarios.

DISCLAIMER

Consult with licensed building professionals to design and build openings. Stay in touch with the design professionals that designed and constructed your home’s openings as an important resource when it is time for maintenance. Ensure openings are compliant with current codes including the2018 IBC and IRC (as adopted by the PRBC) structural provisions and ASCE 7-16 and ASCE 24-14, and certified by the American Society for Testing and Materials (ASTM) as needed for wind-resistance.

Smart Vent

CORRECT OPENING

CORRECT OPENING

FAILED OPENING = INAPPROPRIATE ANCHORAGE

FAILED OPENING = OPEN OPENING

 
095
STEP 1 - TYPES AND EFFECTIVENESS OF OPENINGS

See Strategy 11 to understand how to select windows to maximize ventilation.

  • Fixed assemblies are generally more resistant to wind and rain than operable assemblies. However, they provide limited ventilation and are vulnerable to pressure failure.

A. WINDOWS | N-PLACE PROTECTION

IN PLACE PROTECTION WINDOWS

FIXED, IMPACT-RESISTANT
GLAZING

PROS

  • Code Compliant and can withstand wind load.
  • May reduce a home’s energy consumption.
  • No manual deployment required (passive).

CONS

  • Expensive

 

 

 

ALUMINUM JALOUSIE
WINDOW

PROS

  • Common in Puerto Rico.
  • Allows daylight and ventilation, maintains privacy.
  • Flood damage-resistant material

CONS

  • Allowed by code, but is vulnerable to wind-borne debris so it must be protected by wind resistant panel.
  • Does not comply with the energy code.
  • Vulnerable to wind-driven rain entry.

 

 

 

GLASS BLOCKS

PROS

  • Inexpensive
  • Allows daylight and maintains privacy.
  • Flood damage-resistant material.
  • No manual deployment required (passive).

CONS

  • Sealed element - Cannot be opened.

 

 

 

096

A. WINDOWS | NO PROTECTION


GLASS JALOUSIE

PROS

  • Very common in Puerto Rico.
  • Allows daylight and ventilation.
  • Flood damage-resistant material .

CONS

  • Vulnerable to wind-borne debris damage and wind-driven rain entry.

 

 


CASEMENT

PROS

  • Very common in Puerto Rico.
  • Allows daylight and ventilation.

CONS

  • Vulnerable to wind-borne debris damage and potential wind-driven rain entry.

 

 

 

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B. DOORS | IN-PLACE PROTECTION

FIXED, IMPACT-RESISTANT

PROS

Flood doors and barriers must comply with floodproofing requirements. See Strategy 09.

CONS

Are vulnerable to rain water entering the inside with the wind action.

Are costlier compared to non- impact resistant doors.

 

 

 


GLASS PANEL SLIDING DOORS

PROS

  • Offer views to the outside, and natural lighting.

CONS

  • When used, the inside may need additional protection from the sun's rays
  • If not impact resistant, these are vulnerable and may have to be protected with shutters or other in the event of a hurricane and may be vulnerable to burglary.

 

 

B. DOORS | NO BUILT-IN PROTECTION

SINGLE-LEAF WOOD

PROS

  • Can be made impact resistant.
  • Have aesthetic attributes.

CONS

  • If not treated properly, are vulnerable to the sun and humidity.

 

 

DOUBLE LEAF WOOD

PROS

  • Can be made impact resistant.
  • They take less space when opening.

CONS

  • More expensive than single leaf.
  • Need to be secure between the two leaves compared to the single leaf that are secure to the wall Vulnerable to wind pressure and wind-borne debris failure as well as wind-driven rain entry in gaps between the door and door framing.
  • Requires glazing protection.

 

 

 

BIFOLD

PROS

  • Can open up a space to the outside to the exterior.
  • They are usually not recommended since they might lose its balance or form by the action of gravity and use

CONS

  • Vulnerable to wind pressure and wind-borne debris failure as well as wind-driven rain entry in gaps between the door and door framing.
  • Requires glazing protection.

 

 

 


PIVOTING

PROS

  • The use of pivot doors is usually motivated by aesthetics
  • Can be made of different materials

CONS

  • Expensive
  • Vulnerable to wind pressure and wind-borne debris failure as well as wind-driven rain entry in gaps between the door and door framing.
  • Requires glazing protection.

 

 

 

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C. GARAGE DOORS

PROS

  • Can be found in a variety of sizes and materials.

CONS

  • Ensure doors and openings in garage doors are wind-resistant and have been tested for positive and negative pressures.
  • Single two-car garage doors are more vulnerable to wind failure than one-car garage doors unless they are braced prior to the storm (active).

D. SKYLIGHTS

PROS

  • Allow daylights in spaces that are far from exterior walls.
  • Some skylights can open to allow for additional ventilation.

CONS

  • Rooftop skylights can increase vulnerability of wind and wind- driven rain entry into the home, leading to potential structure and contents damage.

E. VENTS

PROS

  • No manual deployment required.
  • HIghly effective at protecting structure.
  • Can lower insurance as a wet flood proofing technique.
  • Must be designed and installed to prevent water damage or leakage.

CONS

  • Flood doors and barriers must comply with floodproofing requirements. See Strategy 09.
OPERATIONS AND MAINTENANCE
  • Inspect seals and framing of windows, vents and doors annually for signs of wear or separation.
  • Watch out for corrosion, clean immediately and replace corroded elements if necessary. The use of corrosion-resistant connectors, fasteners and surface materials will reduce this risk.
  • Timber openings must be inspected annually for signs of rot or insect damage. If damage cannot be repaired using painting or sealing, replace damaged timber with new timber or decay-resistant materials.
099
STEP 2 - ANCHOR OPENINGS
  • Even hurricane-rated openings can fail if they are not properly anchored to the structural framing (not just the surrounding exterior sheathing).
  • Use corrosion-resistant hardware and fasteners.
  • If the openings contains glass, ensure the system complies with the appropriate ASTM requirements and specified design thickness.

WOOD FRAMING

DO’S

  • Galvanized wood screws

DONT’S

  • Nails or Staples

CONCRETE

 

DO’S

  • Galvanized Concrete or Lag screws

DONT’S

  • Nails
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STEP 3 - SEAL OPENINGS
  • Fill any cracks, crevices or penetrations around its perimeter and at interfaces between the opening and the supporting wall to prevent intrusion of water and leaks from wind-driven rain.

A. SEALANTS

SEALANT JOINTS

  • Prevents water entering between frame and wall.
  • Removable stop, sealant, and backer rod.
  • Sealants should be waterproof/ marine rated

WEATHERSTRIPPING

  • Prevents water from entering through the opening.
  • Examples include door drips,neoprene seals.

B. DOORS AND FLASHING

VESTIBULE

  • Provide additional surface for weather-stripping and to trap water before it enters the main structure.

OUT-SWINGING DOORS

  • Place weatherstripping on the interior side of the door to minimize decay.

PAN FLASHING

  • Prevents water from seeping underneath the door.

 

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STEP 4 - PROTECT EXTERIOR OPENINGS

IN PLACE AUTOMATIC METAL ROLL SHUTTER

COST

$$

SPECIFICATIONS

  • Look for label that indicates it is compliant with ASTM standards (ASTM E1996m 2017)
  • Anchor to the wall, not to the opening frame.

PROS

  • Permanent solution.
  • Resistant to wind and debris impact.
  • Easily open and close from inside the home.

CONS

  • Active mitigation
  • Requires mechanical maintenance.
  • Must be properly secured. Misalignment on tracks can lead to structural damage.
  • No obstructions (i.e. window air conditioning units).
  • Ensure it can be raised manually, in case of a power outage.

 

TEMPORARY PLYWOOD PANELS

COST

$

SPECIFICATIONS

  • Must be at least 7/16 in. thick and preservative-treated.
  • Anchor to the wall, not to the opening frame.

PROS

  • Quick assembly.
  • Can be anchored to window frame or bracket frame mounted on the wall.

CONS

  • Active mitigation.
  • Temporary solution.
  • Not permitted on structures with roofs more than 33 ft or with wind speeds greater than 130 mph.
  • Properly anchor to wall to prevent blow-off.

 

ALUMINUM OR POLYCARBONATE PANELS

COST

$-$$

SPECIFICATIONS

  • Panels must overlap and be fastened together
  • Anchor to the wall, not to the opening frame.

PROS

  • Best value for cost and durability.
  • Easy to store.

CONS

  • Active mitigation.
  • Temporary solution.
  • Difficult to install on upper levels.
  • Need two rails permanently installed on the opening perimeter.

MANUAL ACCORDION

COST

$-$$

SPECIFICATIONS

  • System similar to metal roll shutters, except they are opened and closed on the sides of the opening.
  • -Anchor to the wall, not to the opening frame.

PROS

  • In place, ready to close.

CONS

  • Active mitigation.
  • Must be closed manually from the outside.
  • Difficult to access on higher levels.

 

102
STEP 5 - OPENING FAILURE

CRACKS OR INAPPROPRIATE

Allows wind and wind-driven rain to enter a house, damaging the building envelope and creating potential wind pressure failure.

PAN FLASHING

Failure to close openings or implement opening protection systems allow significant wind and wind-driven rain to enter and damage the structure. Unsecured objects and materials (furniture, wall finishes, electrical equipment) may also be at risk of being damaged by wind pressures or pulled out through the opening.

OPENING COVER FAILURE

If air comes in but cannot escape, it exerts additional pressure on the interior of the structure that can lead to structural damage and failure of openings.

INAPPROPRIATE ANCHORAGE

Full detachment of openings from the supporting wall can lead to wind and wind-driven rain damage and associated damages and losses.

FAILED OPENING

TIGHT OPENING

 

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ANCHORAGE SYSTEMS

NAME

IMAGE

FUNCTION

USES

WEDGE ANCHOR

Fastening structural steel, handrails, signs, racks, equipment and formwork bracing

Solar water heater and other equipmen

SLEEVE ANCHOR

Fastening in solid concrete and masonry

Solar water heater and other equipment

DROP-IN ANCHOR

Internally threaded drop-in expansion anchors for use in flush- mount applications. Requires a setting tool.

Solar water heater and other equipment

STRIKE ANCHOR

Internally threaded drop-in expansion anchors for use in flush- mount applications. Requires a setting tool.

Solar water heater and other equipment

LAG SHIELD

Lag screw is inserted to expand shield.

Solar water heater and other equipment

CHEMICAL ANCHORING

Pre-drilled hole is filled with concrete adhesive.

Solar water heater

ANCHOR FASTENERS

Anchor wood to concrete

Connect wood sill plates to concrete foundation

CONCRETE AND MASONRY SCREW

Anchor opening elements (i.e. windows)

Fastening windows Permanent metal shutters

HURRICANE TIE

Tie roof truss to wood wall frame

Wood roof truss

TRUSS CONNECTOR PLATES

Tie roof truss components together

Wood roof truss

STUD PLATE TIES

Tie from foundation to wood columns

Wood columns

STRAP TIES

Tie from foundation to wood columns

Wood columns

FASTENERS

Fasteners for metal ties

Metal ties

COMMON STAINLESS STEEL NAIL

Nails for metal ties when indicated Metal ties

 

WOOD SCREWS

Wood to wood screw

Wood panel shutters

 

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