Article Summary
For first-tier coastal communities in Texas, hurricane preparedness begins during construction. Licensed engineers provide detailed plans for increased resilience, so that properties can withstand winds of up to 160 miles per hour. Multiple inspections by licensed engineers during the building process ensure that builders use appropriately graded materials and create a continuous load path from roof to foundation.
Engineered Plans and Building Inspections: How Coastal Builders Prepare for Hurricane Season
For most homeowners, hurricane preparedness means stocking up batteries and nonperishables – but did you know that the real preparation begins at construction, with engineered plans and thorough building inspections?
The Gulf coastline is a beautiful place to live, with access to world-class beaches and temperate weather year round. But it’s not without its risks. Hurricane season, which runs from June to November, is a source of stress for many homeowners. Major storms can bring winds over 110 miles an hour and several feet of flooding, potentially causing extensive damage to coastal homes.
Fortunately, builders can rely on reputable engineering firms to plan and inspect buildings specifically for hurricane resilience, protecting both structures and lives.
What Goes Into an Engineered Plan?
When thinking of blueprints, most people think of design plans. Design plans show the architectural flow and dimensions of a space, with information on plumbing, electrical, and structural layouts. Engineered plans go a step further. State-licensed engineers must draw these blueprints, and they will contain precise calculations. Engineered plans include:
- Specifications for load-bearing elements
- Site-specific drawings for foundation systems
- Details on structural connections
- Reinforcement schedules
- Schematics for bracing and tie-down systems
- Occasionally, site grading, drainage plans, and erosion control
In Texas, the details inside an engineered plan must be approved by local and state officials before construction begins.
What Do Engineered Plans Need In Coastal Texas?
The state of Texas designates 14 counties as first-tier coastal counties, including the coastline from Cameron County to Jefferson County and Harris County. A licensed engineer must design any new construction or repairs in a first-tier coastal county, and those plans must comply with the Texas Department of Insurance (TDI) windstorm certification program, meaning every single component must be able to perform in wind speeds in excess of 150 miles per hour.
To ensure compliance, engineered plans for coastal Texas must take into account:
- Site-Specific Wind Speed Calculations. Inland properties can use the wind tables provided in the 2024 International Building Code. For coastal projects, engineers must make specific calculations based on the site’s exact location.
- Pressure Ratings For All Building Products. This includes all windows, doors, garage doors, skylights, and roof and wall coverings. Builders must select products from the TDI’s approved product list, and each product must meet a specific pressure-load rating. Furthermore, exterior doors and windows must have demonstrated protection from wind-borne debris.
- Continuous Load Paths. Engineered plans must demonstrate how extreme wind forces will travel from roof to ground. The connections from roof-to-wall and wall-to-foundation have to exceed the standards set out in the International Building Code, with advanced clips and straps tying structural elements together.
- Roof System Specifications. TDI requires more detailed information on roof deck thickness, connection, underlayment, drip edge, and even nail patterns for coastal properties
- High-Wind Framing Resilience. Coastal construction plans must include considerations for high-wind resilience for things like offsets, stud connectors, and ceiling diaphragms.
- Foundation Hold-Downs and Anchor Bolts. To combat wind uplift forces, coastal properties must have enhanced foundation reinforcements.
If engineered plans don’t include this information, local officials cannot approve coastal projects. It’s important for builders to work with engineers who understand the TDI’s requirements to keep projects on schedule and safe for future occupants.
When Are Building Inspections Required In Coastal Texas?
Of course, plans are only useful when followed correctly. That’s why the Texas Department of Insurance requires inspections by a licensed engineer at specific points in the building process. Those checkpoints include:
- Foundation Steel Placement and anchors: inspect before pouring concrete.
- Framework and Framing Connections: inspect once hold-downs are complete and all framing is fully exposed.
- Roof Decking: inspect after the deck is nailed but before applying underlayment or roofing.
- Roof Covering: inspect during the shingle or metal installation
- Siding: inspect upon completion
- Final Check: a licensed engineer must inspect the property and submit findings to the TDI for a windstorm certificate to be issued. A house can not be occupied until this is done.
Multiple checkpoints ensure that the necessary connections and products designated in the engineered plans are being used, and that coastal properties are well prepared to endure extreme winds.
What Happens If A Contractor Cuts Corners?
To make sure that projects are done correctly and on-time, contractors need to work with licensed engineers who understand the specific requirements for coastal residences. Working with an inexperienced or unreliable engineer can have serious consequences for both builders and homeowners:
Risk: The Property Becomes Uninsurable
Coastal properties often struggle to find windstorm insurance through private markets. In that case, they are able to apply for insurance through the Texas Windstorm Insurance Association (TWIA). Cutting corners in the design and building phases may prevent a home from getting a Certificate of Compliance, making it ineligible for insurance through TWIA.
While the state of Texas doesn’t mandate windstorm insurance, a mortgage provider might. Even if a homeowner is able to purchase a property without windstorm insurance, one storm could be financially catastrophic. It would also negatively impact the resale value of the property.
Risk: The Builder Faces Legal and Financial Exposure
If a home is damaged during a storm, and the homeowner can demonstrate that the contractor did not use proper engineering or fudged inspections, the builder will bear significant legal liability. The contractor could face lawsuits, loss of licensure, and potentially criminal charges.
Risk: Structural Failure and Loss of Life
The homeowner’s most serious concern is potential loss of property and loss of life. Research has demonstrated that failure to follow building codes not only exposes property to damage, but actually magnifies the amount of damage done. For example, research conducted by the Government Accountability Office found that $16 billion in insured losses from Hurricane Andrew in 1992 could be traced back to unenforced building codes In a study conducted 30 years later on the impact of Hurricane Ian, researchers found that homes built to code had minimal observable structural damage, despite the historic severity of the storm.
Contractors are often under pressure to deliver on a tight timeline and budget. But cutting corners when it comes to engineering plans and building inspections is simply not worth the risk.
SETEI: Trusted by Contractors and Homeowners
For contractors building on the Texas coast, Southeast Texas Engineering and Inspections provides a suite of services to give builders and homeowners peace of mind. We’ve provided engineering and architectural services, windstorm inspections, and disaster recovery and flood mitigation along the Gulf Coast, from Texas to Florida.
If you’re a contractor in need of a competitively priced and reliable engineer, or a homeowner who wants the reassurance of a FORTIFIED ™ certification, we’re here to help. Reach out today, and let’s make sure you’re prepare for any storm this hurricane season.