Repairs to existing doors, windows, and skylights are allowed by the code. That is to say a broken pane of glass can be re-glazed, old and deteriorated seals can be removed and replaced, opening perimeters can and should be periodically recaulked or reflashed, etc.

However, the code states that anytime a window, door, or skylight is removed and replaced it must be replaced with a unit which complies with the requirements of chapter sixteen of the Florida Building Code, Building. What this means is it must have Florida Product Approval, it must be installed in compliance with that approval, it must be designed for the anticipated wind loads, and it must meet wind borne debris requirements when applicable.

With that having been said there are exceptions and relaxed provisions within the Florida Existing Building Code.

1st exception: If the structure was legally constructed, and is located in a wind borne debris region outside of Broward & Miami Dade Counties and less than 25% of the aggregate glazed opening areas are being replaced within one year, the replacement glazing is not required to have opening protection but is required to be approved for wind pressure. In other words, the replacement window is not required to be impact resistant glass or shuttered.

2nd exception: If the structure was legally constructed prior to September 1, 1994, and is located in Broward & Miami Dade Counties and less than 25% of the aggregate glazed opening areas are being replaced within one year, the replacement glazing is not required to have opening protection. In other words, the replacement window is not required to be impact resistant glass or shuttered.

Relaxed Provision: When replacing windows that also serve as required emergency egress windows, a reduction in the clear opening dimensions by 5% is allowed. This reduction is intended to acknowledge the fact that newer code compliant windows have larger stronger frames and mullions that encroach into and reduce the opening area.

Since the Authority Having Jurisdiction will have the final say on how these provisions are to be applied or if the exceptions will be permitted, we recommend contacting the Building Department in advance. A comprehensive listing of Building Departments and their contact information throughout Florida can be found at www.irp-fl.com. Once there you can also research previous codes and local requirements.

For more information on Building Envelope issues and code requirements please contact Gary Pailthorp at gpailthorp@brackenengineering.com.

References:

FEBC 505.1 General. Exception: Door and window dimensions. In residential dwellings and dwelling units, a maximum of 5 percent reduction in the clear opening dimensions of replacement doors and windows shall be allowed.

FEBC 507.3 Replacement of windows and doors. Exceptions: Opening protection exception: For one- and two-family dwellings constructed under codes other than the Florida Building Code and located in windborne 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.

FEBC 507.3 Replacement of windows and doors. Exceptions: 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.

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