Hurricanes--construction requirements? (Charleston: real estate, new home, construction)

[sunny16]

As many others on this forum, I am investigating moving to the Charleston area. I'm concerned about the potential of hurricane wind damage. Very few of the real estate listings mention anything about such things as hurricane shutters or impact resistant windows, even on recent construction or remodels. I live in an area of Florida where these are not only common, but required anytime a building permit is issued. IMHO, windstorm damage protection would be a big selling point as new granite or fresh paint! Are these features uncommon, or just not something that the listings highlight?

Also, maybe someone can comment on whether there is a date after which Charleston and/or Mt. Pleasant's building codes might have been made more stringent to address these types of issues--including roof fasteners, garage doors, etc? Thanks!

[DJShymansky]

Fore more information regarding specifics of the code, and/or hurricane standards, you're welcome to contact :

Thomas P. Scholtens, C.B.O.
Chief Building Official/Chief Fire Official
75 Calhoun Street
Charleston, SC 29401
Phone 843-937-8670
Fax 843-973-7254
scholtenst@ci.charleston.sc.us

But generally listings don't show all of the details of home's construction. New construction is going to have a higher standard to meet per the code. Hurricane shutters aren't mandatoy, but most new construction homes should be built with higher impact windows, hurricane straps throughout, etc.

[JimmyGinSC]

Contrary to what you may hear about older houses being built better than newer homes, building codes have become more stringent and houses have become better designed to withstand wind damage as well as siesmic loads (see Charleston earthquake of 1886). Code requirements are based on wind zones. You can find the wind zone information for the area you are looking at by searching the web. Keep in mind that the codes only apply to new homes. Here's LLR's info:

South Carolina Department of Labor, Licensing and Regulation

In my 30+ years in SC, the state has only been seriously affected by one hurricane (Hugo). The smaller storms like Charley, Gustov, and brushes by storms like Floyd weren't much more than bad thunderstorms. As much as people like to talk about hurricanes in Charleston, they really are quite rare here compared to the gulf coast and Florida. However, it does only takes a single storm to devistate a community, so it's best to be prepared.

[fqtravlr]

Those are some good points, Jimmy

Much of the conversing here concerns the possibilities of hurricanes and no one ever asks about Charleston being on the second most active fault line in the Continental US (after San Andreas).

Also you are spot on about it just taking one storm. Ask the people of New Orleans or Punta Gorda or Homestead how many hurricanes it takes to change your life. My parents always spoke of Hurricane Gracie (September 1959) as the big storm, until Hugo (September 1989) came along. I suppose if you stay here long enough the "next one" eventually finds its way to us. Let's keep our fingers crossed.

I had always been one of the ones who went along with the notion that older brick homes are better made. I can see your point as far as shatter-resistant windows and steel doors being a better match for strong winds, but I have to say the first two houses I owned were made with heart pine sills, wall studs, and rafters. While this is not a very effective fire deterent, it certainly made for a sturdy house. I suppose the addition of strapping and better composites have improved some aspects of newer construction and if nothing else, stricter code enforcement was indeed a product of Hugo. Let's hope it won't be put to a major test anytime soon.