Builders Breakfast Presentation Flashing Final Version

2006 Building Code Flashing Changes & ChallengesBuilder Breakfast and Luncheon SeriesPresented by:

Speakers Mick Ryan, President, Siding Contractors Association of Alberta (SCAA)Michael Andrade, Gienow Windows & Doors/AHITC Subcommittee2006 Building Code Flashing Changes & Challenges

Code Areas Affected by Flashing Changes9.3.3.2 & 9.27.3 Materials for flashing9.26.4.1Decks as Structures9.27.3.8Flashing Installation

These changes apply to all types of exterior cladding materials (siding, stucco, masonry, etc.)

Allowable Materials for Flashing9.27.3 & 9.3.3.2Lead, galvanized steel, copper, zinc, aluminumNo change in thicknesses or materials allowed

The Standards for flashing galvanizing have changed

Flashing at Decks 9.26.4.1

Decks & balconies that do not permit the free drainage of water through the deck must be treated as a roof.Unless the surface slopes to the outside of the building so water can freely drain over the edge.Flashings should installed between walls and decksat guards in contact with the decks

Section 9.27.3.8 Flashing InstallationFlashing must be installed atevery horizontal change in cladding elementevery horizontal offset in the claddingevery horizontal line where the cladding substrate changes, andtop and bottom of all penetrations

Section 9.27.3.8 Flashing Can Be Omitted Where.the upper cladding elements overlap the lower cladding elements by at least 25mmWhere drained & vented air spaces are usedHorizontal joints in stucco with expansion strips

Extend at least 50mm upward (1997)Have a minimum 6% positive slope (2006)Have end-dams not less than 25mm highLap a minimum of 10mm vertically over the building element below (2006)Terminate with a drip that extends at least 5mm out from the face of the building element (2006)Section 9.27.3.8 Flashing Specifications for Wall Openings

Installation of Perimeter Flashing Siding can be clipped over the Perimeter Flashing orset on top of the flashing in a J Trim

Penetration OptionsFlash each penetration individuallyMount all penetrations on battens to allow the flashing to be placed on the battens rather than each penetration individually.Use self draining/flashed covers that meet code requirements

Flashing Mechanical Penetrations1997 Code2006 Code

PenetrationsAll penetrations must be flashed, top and bottom

Weather Resistant Barrier to overlap 9 on vertical jointsWeather Resistant Barrier to overlap 4 on horizontal shingle lapsCaulk behind batten & J Trim on verticalsCaulk behind reverse flashing on horizontals.

Flashing at bottom of Batten25mm

Batten & Flashing Detail Above Window25mm25mm Up Dam

Flashing at the Window SillThe 2006 ABC requires flashing at window sills2 acceptable solutions are recognizedMetal sill flashingA self-flashing sill

Options for Flashing at Window Sills Acceptable Solution #1 Metal Sill Flashing

Flashing at the Window SillAcceptable Solution #26% SlopeDrip 5 mm beyond claddingSelf-flashing sill

Drip Accessory Potential Acceptable SolutionVinyl WindowMetal Clad Window

In SummaryThe 2006 flashing requirements have created additional complexity Number of locations requiring flashings has increasedConfiguration of the flashing Up damsLeg length may vary depending on applicationWill result in additional cost due to increased install time requiredincreased amount of flashing materials

In SummaryTalk to your contractors to Ensure that the flashing materials and configurations used meet code requirementsGalvanization, leg length, 6% slopeEnsure deck interfaces are flashedReview designs and add flashing transitionsDiscuss with your contractors

Additional Resources and InformationQuestions on acceptable solutionsLocal Code AuthorityMunicipal Affairs help line (866-421-6929)Flashing DetailsSiding Contractors Association of Alberta (403-291-9707)Stucco Toolkit CHBA AB or ANHWP (www.chbaalberta.com)AWCA Stucco Resource Guide (403-250-7045)CMHC Flashing Guide (www.cmhc-schl.gc.ca)

Questions?

Thank you!

2006 Building Code Flashing Changes & Challenges

SCAA is a Non-profit trade Association focused on improving the quality of workmanship and products in the Siding Industry.The membership consists of ContractorsSuppliers ManufacturersMick will review the general changes to the Code and then discuss details that the SCAA have developed.

Michael Andrade has been working with the Alberta Housing Industry Technical Committee on an alternative solution for sill flashing and will address this near the end of the presentation.

AHITC stands for the Alberta Housing Industry Technical Committee which was formed the Canadian Home Builders Association Alberta and the Alberta New Home Warranty Program to resolve technical issues facing the housing industry on a provincial basis.In 2007 AHITC formed a sub-committee to try to find alternatives to metal sill flashing required in the 2006 Alberta Building Code. This composed of builders, and Code officials worked with the window industry looked at possible alternations to windows that would meet the intent of the new code. Michael Andrade worked with this committee.Michael will discuss an alternative proposed by the AHITC sub-committee.

The sections of code that we will be dealing with today are:

Changes in material standards for flashingsNew Code references to deck flashing Flashing Installation

These sections apply to all exterior cladding materials such as siding, stucco, tile & masonry. Most the details you will see today will demonstrate siding applications and you should speak with your other cladding contractors or Associations to get similar flashing details for their applications.

Well go through the code changes in detail showing what code requirements are well show some schematics then well show you some real photos of how the applications look under ABC 1997 and how they will look under new 2006 code.

Please hold your questions to the question period at the end of the presentation.

The 1997 Code referenced two standards for galvanized steel for flashings. In the 2006 version of the Code one of these has been deleted and a new one added. pre-finished flashings can be usedaluminum cant be used in in stucco applications but can be in siding

Builders need to talk with their contractors to be sure that flashing they are using meets the Code standards.

Decks continue to be one of the greatest areas of water leakage into homes. Although flashing at decks is better building practice, in the 2006 ABC flashing for decks is specifically referred to. ABC 1997 required flashings to be installed at all horizontal joints between different exterior finishes unless the upper finish overlapped the lower finish. This hasnt changed but 2006 code has expanded the requirements for flashing to be installed at every offset in cladding, changes in cladding substrate and at all penetrations. What this means is that flashings should be installed at horizontal transitions between siding, stone, brick, tile or stuccoWhere stresses can be concentrated (such as at the rim joist/foundation joint)Where drainage is compromised such as a change from wall cladding to parging) the top and bottom ofbattenswindowsdoorsall penetrations (vents, meters, electrical outlets, etc).

These code changes will result in significantly more flashing details on all homes and well go through some schematics later in this presentation to show you this better.every horizontal line where the cladding substrate changes

The only locations that do not require flashings are. (Change to next slide)

where the upper building element overlaps the lower element by at least 25mm. (Demonstrate what overlap means with your hands) A drained or vented airspace refers to a cladding applied over strapping. At expansion joints in a stucco application

Now that we understand where the flashings need to be installed lets look at how the configuration of flashings has changed in 2006 Code.

A wall opening could be the head of a window or it could be a square vent through the wall.

ABC1997 required flashings to extend upwards a minimum on 50mm and this hasnt changed but they must now have a minimum of a 6% positive slope lap at least 10mm vertically over the building element below and as required previously must end in a drip offset but now it is specified that the offset must be at least 5mm away from the building element below. and the last change is the most dramatic. All flashings must end with a 25mm up dam. That means even the small flashing over mechanical penetrations must have a 25mm up dam.

Remember these requirement apply to all exterior cladding materials! So you should be seeing these types of flashing on siding, masonry, stucco, stone tile, etc. The other thing that needs to be remembered is that the upward leg must extend behind the building element above a minimum of 50 mm which means in some applications the leg will even have to be more to achieve this requirement.

The details we will be showing you will be standard practice for the Siding Contractors Members. You can obtain a copy of the details presented by contacting anyone of our Association Members, the Siding Contractors Association Office or your local homebuilders association.

Now we are going to look at the impact of these code changes starting with the bottom of wall and working our way up. (next slide)Whether we are talking siding or any other exterior cladding, they all start their applications with some form of starter Siders use a starter strip; stucco applicators use a stucco stop, masons use a brick ledge. All of these starters must be reviewed to ensure they meet the code requirements. In the siding application, the starter strip may not meet code requirement due to its profile. As a result a Perimeter flashing may be installed instead of the starter strip. The perimeter flashing would be installed with a 50mm upward leg a 10mm overlap on the lower building element (parging) 5 mm offset from the lower building element.

There are two ways that the siding can then be applied (next slide)

Clipping over the perimeter flashing hides the flashing from view. Any moisture behind the siding would move down the WRB onto the perimeter flashing and out the weep holes in the bottom of the siding.

The other application would be setting a J trim on the flashing which would expose the perimeter flashing. Any moisture coming down behind the siding would flow down the WRB, drain through the weep holes in the siding and be channeled in the J trim.

When you look at the first picture below you can imagine what the side of a house would look like if all the penetrations (all sizes) were flashed top and bottom like in this picture.Issue is not just appearance but time required to do the applicationAlso moving penetrations is going to be a lot more time consuming as well

In the second picture the penetrations are all nicely in line, if mounted on a batten, the batten could be flashed to meet the intent of code without having to flash each penetration individually.

There are self draining/flashed covers and mounts for many penetrations that could be used to avoid having to install additional flashings.

So lets look at ABC1997 flashing of a penetration versus 2006 ABC (next slide)As you can see on the right the new code requirement is top and bottom with a 25mm up dam on both the top and bottom. Make sure WRB is installed behind the penetrations to allow adequate tie in materials

Attempt to align penetrations to make for a better appearance.

Now lets move up the building and look at the other areas that the flashing changes will be noticed.

Flashings above and below the battens the window as mentioned on the previous slide, in this application a flashing with a 75mm leg would be required to meet code requirements. the flashings would have to maintaining 6% slope away from the building, a minimum of 10mm lap over the element below, 25mm extension a reverse flashing would be used under the window unless the windows are self flashing. Note the bead of caulking that should be placed between the bottom of the window and the flashing to ensure that water does not flow behind the flashing. Also notice that all the flashings are terminated with a 25mm end dam. In this application the J trim is set on top of the 25mm end dam which leaves a 25mm gap between the top of the window and the siding application. the weather resistant barrier is installed over top of the flashing leg to direct the moisture onto the slope of the flashing and away from the building.

To see this clearer lets look at the actual window schematic

This schematic is of a window installation without battens. We wont go through this schematic in to much detail but again notice with this application a 75mm or 3 leg is needed to create a 50mm upward lap behind the J trim and the J trim is set on top of the 25mm up dam, creating a 25mm gap between the top of the window and the J trim. The previous window without battens required 2 flashings (top and bottom of window) in this drawing the use of battens results in 4 flashings being installed On the top of the batten above the window At the bottom of the top and bottom batten And between the bottom of the window and the top of the lower batten. This would be a reverse flashing with a 50mm leg.

All these flashing would need to terminate in a 25mm up dam..The last drawing well look at quickly is a fibre or cement board application where the siding is notched to fit over top of the 25mm end dam. In this application you wouldnt see the 25mm gap above the wind flashing.

So what do these flashing look like in a real application (next slide)This picture is showing a end dam at the bottom of a batten. The photo on the right shows the end dam at both the bottom and the top of the batten. The J trim is then set on top of the 25mm end dam. Looking at the window straight on you will see a 25mm gap above the batten.Here is another example of what it may look like

At this time I would like to turn the presentation over to Mike Andrade.

Lets look at flashing at the sill of a window in more detail.The Building Code recognizes two options for flashing at the sill. The first is a metal flashing.

This flashing is often called a reverse flashing because it sits on top of the bottom window flange which usually sits on top of a membrane. This means that the laps in the materials are not done shingle fashion and are reversed.In the current NBC windows do not need a metal sill flashing when the window or door has a self-flashing sill. The a self flashing sill must have three components: A 6% slope toward the exteriorA drip that projects 5mm outward from the outer face of the cladding;The sill must end at the jambs or the sill should incorporate end damsNo current vinyl or metal clad windows meet the definition of self-flashing windows, especially when the window is surrounded by battens.For the past 8months work has been underway by the Alberta Housing Industry Technical Committee to have the Code authorities accept a snap-on sill extension as a potential solution.The committee has been working with the province for the creation of a Standata on this issue.- Presentation to the BTC (Oct. 07)- Addressed at a Alberta CHBA meeting (Nov. 07)- Alberta Municipal Affairs (Dec. 07)Upcoming Meetings:- Request for Standata to BTC (Feb. 20 08)- Builders Breakfast (Feb. 20 and Feb 21)- Annual Municipal Affairs inspector meetings (June 08)The first window is a CWD vinyl window and the second is an extension with a metal clad Gienow window