Thread Options
#2045735 - 10/22/15 08:01 PM Breezeway connections between structures
CindyBur Offline
New Poster
Joined: Aug 2013
Posts: 3
During today's Outlook Live Webinar on Flood Updates we were told buildings connected by a breezeway would not qualify for the detached structure exemption. These are two buildings that are separated by clear space. They do not share walls and would stand alone. The breezeway provides a roof but has no walls. What is your opinion?

Return to Top
Flood Compliance
#2045845 - 10/23/15 02:24 PM Re: Breezeway connections between structures CindyBur
Jade'sFire Offline
Gold Star
Jade'sFire
Joined: Apr 2012
Posts: 369
Yaven IV
They said a few things in that webinar that were contrary to what my understanding of the rules were. This was one of them. Since a a "single building" is a structure separated from other buildings by intervening clear space or solid, vertical, loadbearing division walls.... If 2 buildings were only connected by a covered walkway...that would not be considered a single building.
_________________________
"It's time for the Jedi to end."
Luke Skywalker

Return to Top
#2045848 - 10/23/15 02:33 PM Re: Breezeway connections between structures CindyBur
Kathleen O. Blanchard Offline

10K Club
Kathleen O. Blanchard
Joined: Dec 2000
Posts: 21,277
Refer to the rule. There can be no structural connection.

(2) A structure is “detached” from the primary residential structure if it is not joined by any structural connection to that structure.
_________________________
Kathleen O. Blanchard, CRCM "Kaybee"
HMDA/CRA Training/Consulting/Mapping
The HMDA Academy
www.kaybeescomplianceinsights.com

Return to Top
#2045851 - 10/23/15 02:39 PM Re: Breezeway connections between structures CindyBur
Kathleen O. Blanchard Offline

10K Club
Kathleen O. Blanchard
Joined: Dec 2000
Posts: 21,277
The discussion states that the definition agrees with NFIP rules re additions and extensions. The NFIP rules state that a connection by a roof brings the buildings together.

Additions and Extensions

The NFIP insures additions and extensions attached to and in contact with the building by means of a rigid exterior wall, a solid load-bearing interior wall, a stairway, an elevated walkway, or a roof. At the insured’s option, additions and extensions connected by any of these methods may be separately insured. Additions and extensions attached to and in contact with the building by means of a common interior wall that is not a solid load-bearing wall are always considered part of the building and cannot be separately insured.
_________________________
Kathleen O. Blanchard, CRCM "Kaybee"
HMDA/CRA Training/Consulting/Mapping
The HMDA Academy
www.kaybeescomplianceinsights.com

Return to Top
#2045852 - 10/23/15 02:46 PM Re: Breezeway connections between structures CindyBur
Jade'sFire Offline
Gold Star
Jade'sFire
Joined: Apr 2012
Posts: 369
Yaven IV
Thank you for the info Kathleen, I am going to update my little black book of flood info. smile
_________________________
"It's time for the Jedi to end."
Luke Skywalker

Return to Top
#2045856 - 10/23/15 03:02 PM Re: Breezeway connections between structures CindyBur
Kathleen O. Blanchard Offline

10K Club
Kathleen O. Blanchard
Joined: Dec 2000
Posts: 21,277
When you think about it, the roof required major structural changes to both buildings in order to stay up if it is actually attached to them. It is not magically floating in the air.

If the walkway roof is not attached to the buildings, but up on independent piers, for example, that would be a different situation.
_________________________
Kathleen O. Blanchard, CRCM "Kaybee"
HMDA/CRA Training/Consulting/Mapping
The HMDA Academy
www.kaybeescomplianceinsights.com

Return to Top
#2049513 - 11/13/15 02:16 PM Re: Breezeway connections between structures CindyBur
BSAguy Offline
Gold Star
Joined: Aug 2007
Posts: 285
Kansas
Question on this. If those additions and extensions are able to be insured separately, doesn't that make it sound like they are in fact considered separate detached structures? Otherwise, they would be insured together.

We are using this exemption for the first time, and I am also a little nervous. In our case, the house is just outside the flood zone, and the large detached garage is in a flood zone. The two properties are connected by a fence. We would be able to use the detached structure exemption on the garage wouldn't we?

Return to Top
#2242425 - 09/14/20 10:38 PM Re: Breezeway connections between structures CindyBur
bropliance Offline
New Poster
Joined: Jul 2014
Posts: 12
East Texas
I have a question related to this topic. We have 2 structures - a primary residence and a guest house that sit next to each other. They are connected by a breezeway with a roof that is tied into both structures. Would a separate policy be required for each structure, or would the guest house fall under Additions and Extensions, thereby only requiring 1 policy and leaving it up to the borrower on whether they want to purchase a separate policy? We are leaning towards requiring 2 policies based one what we have here on page 8-12:: https://www.fema.gov/pdf/floodplain/nfip_sg_unit_8.pdf

Return to Top
#2242426 - 09/14/20 11:12 PM Re: Breezeway connections between structures CindyBur
rlcarey Online
10K Club
rlcarey
Joined: Jul 2001
Posts: 78,924
Galveston, TX
If the walkway is not elevated, it is not optional.


Additions and extensions attached to and in contact with the building by the following methods may be insured under a separate policy:
• Rigid exterior wall
• Solid load-bearing interior wall
• Stairway
• Elevated walkway
• Roof
_________________________
The opinions expressed here should not be construed to be those of my employer: PPDocs.com

Return to Top