At the Ready

What is the concern? A severe thunderstorm brings winds up to 58 mph, hail of at least one inch in diameter, and sometimes even a tornado that can threaten facilities. While severe weather can damage buildings, facility managers are not powerless against Mother Nature.

Real-world solutions based on scientific research

A nonprofit, scientific research organization, the Insurance Institute for Business & Home Safety (IBHS) studies the impact of severe weather on buildings and provides real-world solutions to strengthen businesses. While storm damage cannot be eliminated, there are steps that can be taken to reduce its extent.

Inside the IBHS Research Center, engineers recreate winds up to 130 mph, produce rainfall rates of up to eight inches per hour, propel laboratory-manufactured hailstones and generate wildfire ember storms to test a building’s vulnerabilities. By testing buildings as a system, important steps to protect a building during severe weather can be identified. Protecting a building is vital to maintaining a sense of normalcy for any organization — no matter the weather.

Simple steps can produce significant results

Making a building thunderstorm ready can start with a simple step like having a reliable source for weather information. Paying attention to severe weather forecasts from local weather information as well as national agencies and having multiple ways to receive severe weather alerts, such as from a NOAA weather radio, are important ways to have the latest updates.

Develop a severe weather plan so employees including FM staff, tenants and visitors can react quickly if severe weather arises. Do not rely on outdoor sirens for alerts. IBHS offers a free toolkit called EZ-Prep to help businesses plan their response to operational disruptions from severe weather. For any disaster, a business continuity plan like Open for Business-EZ can help, too. Practicing the plans so staff members know what to do if needed is critical. Having the insurance agent’s contact information stored in the FM’s phone is a great idea, just in case.

The first line of defense: a roof

Reducing storm damage to a building starts with consistent maintenance — especially when it comes to the roof, which is the first line of defense against the weather. Inspect and maintain all aspects of the roof from roof cover to roof drainage to roof-mounted equipment and more.

For low-slope or flat roofs, standing water can cause excessive weathering, which makes the roof become brittle and shortens its useful life. Signs of standing water include mold, vegetation growth on top of the roof and discoloration of the roof membrane. Different roof covers show signs of wear and tear differently. On a ballasted roof system, be sure the entire roof membrane is evenly covered with rocks. If some of the rocks need to be adjusted, be careful not to damage the membrane while doing so. On built-up roofs and modified bitumen roofs, watch for bubbles, blisters and tears. Similarly, monitor single-ply membrane roofs for tears, worn seams and punctures. In addition, keep an eye out for any fasteners that have started to back out of the roof. Around the edge of a low-slope roof, check for loose perimeter flashing, which is found along the roof edge where the roof meets an exterior wall. Loose and improperly fastened flashing increases the potential for roof cover failure and water intrusion during a storm.

On a steep-slope roof, be sure the roof is holding its shape. Look for missing or torn asphalt shingles and cracked or missing tiles. For a metal panel roof, inspect for missing screws or deteriorated washers. Look for discolored or worn-off paint, too, as the paint acts as the anti-rust layer.

Whether the facility has a low-slope or a steep-slope roof, check its drainage. Remove any objects or debris that may have found their way into roof drains, gutters and downspouts that could clog drainage in heavy rain. If there are no blockages, but standing water continues to accumulate in the gutters, be sure the gutter is properly sloped to the downspout. While clearing out the gutters, check to be sure they are well attached to the building so that they do not become flying debris during a storm.

While up on the roof, inspect roof-mounted equipment. Look specifically at the connection between the equipment and the curb it sits on as well as any signs of a leak. Pull gently on any cables and straps to verify they are tightly secured with little to no slack; consult manufacturer guidelines for specifics on the equipment on the roof. Be sure all service panels have all their fasteners in place in order that they do not become dislodged. Any time service is performed on the roof, re-inspect equipment to be sure all screws, cables and straps are tightened back into place, and no debris is left behind.

When it is time to re-roof, consider installing the new roof to the FORTIFIED Commercial™ standard. Based on the research in the IBHS lab and engineering insights, the FORTIFIED Commercial standard employs superior construction practices and verifies proper compliance to help the roof better resist high winds and hail.

Considerations beyond the roof

Beyond the roof, consider all the openings in the building. From windows and doors to skylights and garage doors, every opening is an opportunity for Mother Nature to find its way inside the building. Upgrading to impact-resistant skylights provides better protection from flying debris and hail. Impact-resistant skylights should meet one of the following: ASTM E1886 cyclic pressure test requirements and be ASTM E1996 missile impact rated B through E; FM Approved per ANSI/FM 4431, with Severe Hail rating; or Miami-Dade County Approved (MDCA) Notice of Acceptance including impact resistance.

Check the seals around the windows. Water can seep into the building around a window and lead to damage. Use sealants compatible with building materials to seal any cracks and gaps to keep water out. Remember, some cladding and storefront systems have weeps that are intended to stay open and should not be caulked.

Flying debris can cause damage to the building, particularly windows. Flying debris could be part of a neighboring building that has sustained damage, but wind can also pick up any unsecured object and turn it into flying debris. Make sure signs, patio furniture, pallets and trash cans are well secured so they do not become flying debris. Check signs for missing bolts or screws and be sure no rust is present. If there is temporary signage on sidewalks, be sure to have a plan to bring those signs in before severe weather strikes.

Garage doors and roller doors can be a pathway for the wind to enter buildings. If the wind gets inside, it can lead to a cascade of damage. Check roller doors and garage doors for a wind label. If there is not a wind label, contact the door contractor to be sure the correct door is used for the area. Then, double-check the brackets that connect the door frame to the structure. Ensure the brackets are tightly secured to the building structure and are not missing any bolts or nuts. When storms are forecasted, be sure to keep garage and roller doors closed to reduce the risk of wind damage to the building. Lightning occurs in every thunderstorm. To protect the building, consider installing a lightning protection system. If a lightning protection system is installed, be sure it is designed to meet the wind requirements for the building. To protect equipment inside the building, contact the local power company to see about having a surge protection system installed where power enters the build-ing. Also, consider adding surge protectors to individual pieces or sensitive equipment.

Some severe thunderstorms bring hail, which can damage HVAC equipment and dent the fins and coils, leading to costly repairs and even system replacements. Installing hail guards, hail shields or even wire mesh around HVAC equipment can protect the pricey equipment from the impacts of hail. Install hail guards properly to withstand high winds as well. Hail guards must be properly specified and installed by a licensed contractor. Ill-fitted or improper guards can lead to deficiencies in the operations of the mechanical unit.

The landscaping surrounding the building is also key to being thunderstorm ready. Trim trees back away from the building and be sure branches do not overhang the roof. Remove any diseased or dying trees before they fall in a storm. To reduce the chance of a power disruption, pay extra attention to trees within falling distance of overhead power lines.

A final word of advice

Be sure to follow safe operating conditions and use proper fall protection when implementing these improvements. If fall protection is not available, hire a licensed contractor to help.

Because thunderstorms can happen year-round, consider adding these steps into a regular maintenance routine so the building can always be thunderstorm ready.