In the almost three years since we started our e-news letters we have done numerous articles on various issues dealing with Code requirements for replacement of glazing. Now we find that yet another article is necessary to update the code references and requirements as all of those previous articles were based on Codes in effect prior to the 2009 adoption of the 2007 Florida Building Code.

In the 2007 Florida Existing Building Code repairs have moved from chapter 4 to chapter 5 however only the numbers have changed. That is to say that a broken pane of glass may still be re-glazed, old and deteriorated seals can be removed and replaced in kind. The only caveat is for safety.

FEBC 502.2 Glazing in hazardous locations. Replacement glazing in hazardous locations shall comply with the safety glazing requirements of the Florida Building Code, Building as applicable.

Exception: Glass block walls, louvered windows, and jalousies repaired with like materials.

If you choose to replace a window unit as a part of a repair or alteration then the window unit will have to comply with the current requirements of the Florida Building Code, Building with its notable exceptions. This requirement includes providing opening protection, if appropriate. This requirement has not changed, but has now moved from chapter 5 to chapter 6 of the Florida Existing Building Code.

FEBC 606.4 Replacement of windows and doors. The replacement of garage doors, exterior doors, skylights, operative and inoperative windows shall be designed and constructed to comply with Chapter 16 of the Florida Building Code, Building.

Exceptions:
1. Opening protection exception: For one- and two-family dwellings constructed under codes other than the Florida Building Code and located in wind-borne debris regions, the replacement of garage doors and exterior doors with glazing, sliding glass doors, glass patio doors, skylights and operable and inoperable windows within any 12-month period shall not be required to have opening protection but shall be designed for wind pressures for enclosed buildings, provided the aggregate area of the glazing in the replaced components does not exceed 25 percent of the aggregate area of the glazed openings in the dwelling or dwelling unit.
2. Opening protection exception for High-Velocity Hurricane Zones: For one- and two-family dwellings constructed under codes prior to September 1, 1994, the replacement of exterior doors with glazing, sliding glass doors, glass patio doors, skylights and operable and inoperable windows within any 12-month period shall not be required to have opening protection, provided the aggregate area of the glazing in the replaced components does not exceed 25 percent of the aggregate area of the glazed openings in the dwelling or dwelling unit.

FEBC 606.5 Openings in sunrooms, enclosed balconies and enclosed porches constructed under existing roofs or decks are not required to be protected, provided the space is separated from the building interior by a wall and all openings in the separating wall are protected in accordance with Section 1609.1.2 of the Florida Building Code, Building. Such spaces shall be permitted to be designed as enclosed or partially enclosed. (High-Velocity Hurricane Zones must comply with Chapter 16 of the Florida Building Code, Building.)

The 2007 Florida Existing Building Code contains an all new chapter 3 which allows for a prescriptive compliance method for repairs, alterations, additions, and changes of occupancy. Using this method the replacement of glass is quite simple.

FEBC SECTION 304 GLASS REPLACEMENT [B]

FEBC 304.1 Conformance. The installation or replacement of glass shall be as required for new installations.

This section however exceeds the minimum allowed by Code but affords the design professional the option of total replacement over the minimum allowed.

One of the assertions we hear quite often is “if you replace more than 25% or 50% of the windows all of the windows must be replaced”, or “if you protect some of the windows all of the windows must be protected.” Neither of these assertions is supported in the code. It appears that the code would allow you to replace all but one window and then leave that window un-protected. The exceptions only allow the installation of new window units in residences without providing the necessary opening protection if less than 25% of the glazed area of the structure is being replaced. The code does not address the provision for opening protection for existing window units that were not previously protected and which are not being changed out. However, it may make good sense to protect all of the openings and this should be considered anytime glazing and windows are being installed or replaced.

If you have any questions regarding these or other code provisions, please contact Gary Pailthorp, PE, CBO at gpailthorp@brackenengineering.com.