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Florida Building Code
Florida Building Code
About Florida Building Code
About Florida Building Code
The Florida Building Code (FBC) has a significant history, evolving considerably, especially after Hurricane Andrew in 1992 exposed the weaknesses of the previous system. Here's a look at the highlights and differences in homes built after 2000 and after 2010:
2000: Creation of the Florida Building Code: The Florida Legislature authorized the implementation of the first edition of the statewide Florida Building Code. This code aimed to create uniform minimum standards for building design, construction, and safety across the state, superseding all local building codes by March 1, 2002.
Differences in Houses Built After 2000 vs. After 2010:
Houses built after 2000 were the first to be constructed under the newly implemented statewide Florida Building Code. This resulted in a significant improvement in quality compared to homes built before 2000. Over time, the FBC has been updated, leading to further distinctions in homes built after subsequent code revisions.
Here are some key areas where houses built after 2000 and after 2010 differ:
1. Wind Resistance:
After 2000: The initial FBC brought in stricter requirements for wind resistance, including enhanced roof attachment, impact-resistant windows and doors (or the provision for shutters) in wind-borne debris regions, and overall structural integrity to withstand hurricane-force winds.
After 2010: The 2010 FBC adopted new wind load design standards based on the American Society of Civil Engineers (ASCE). The 2010 code also clarified requirements for roof coverings and added provisions for retrofitting roof overhangs for wind uplift.
2. Energy Efficiency:
After 2000: The initial FBC included energy conservation measures, but these have been progressively strengthened in subsequent editions.
After 2010: The 2010 FBC moved energy provisions into a separate volume, the "Florida Building Code, Energy Conservation." Key changes included duct sizing and location requirements, increased energy efficiency standards (by approximately 5%), and allowances for alternative materials and methods based on energy analysis. Duct testing and more stringent requirements for HVAC systems also became more prevalent.
Houses built after 2000 were the first to benefit from a uniform and stronger statewide building code, primarily driven by the lessons learned from Hurricane Andrew. Homes built after 2010 reflect further updates to the FBC, with significant changes in wind design, energy efficiency, accessibility, fire safety regulations, and construction in flood zones.
When searching for a house, the key factors are the roof, AC, windows, and floors. It's hard to test electric and plumbing systems, which is why pre-owned houses are sometimes better than new ones.
The lifespan of the roof is 15-50 years, depending on materials and structure
1218 Halapa Way: The roof is 12 years old and can easily stay another 12 years. There was an inspection after the recent hurricanes.
AC: Well-maintained AC can work way beyond average lifespan, but you don't know how it was maintained
1218 Halapa Way: The AC works great, and it's energy efficient; all repairs and replacements were done in time
It's always better to ask for credit toward closing costs and select and replace the AC under your control and your name in warranty, not ask the seller to replace it. Since seller will find the cheapest option.
Windows: Houses built after 2000 have better windows but are still single-pane. After 2010, it became mandatory to put double-pane windows, which make the house very energy efficient. Hurricane-impacted windows are heavy to lift and unnecessary if the house is far from the coast.
1218 Halapa Way: electric bills were around $70, peak season - $120, which are very low for a house this size. It speaks about the quality of the roof, windows, and AC unit.
Floors: If you have ever seen what lives under a carpet that is 7 years old, you would never live with carpet again.
1218 Halapa Way: vinyl plank is an amazing material - not too cold as tiles, but durable.
When shopping for a house, target houses built after 2010. Pay attention to the windows—they're the easiest way to tell if it was built before or after the new building code.
In Florida, houses built in the 60s are sometimes of better quality than those built in the 70s-80s. Slab foundation, brick walls, good electric and plumbing materials. The only problem with old houses in Florida is that mold is almost unavoidable, and it is an expensive and uncommon test to make before buying.
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