Resolution 255-20191
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MONROE COUNTY, FLORIDA
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
RESOLUTION NO. 255 - 2019
A RESOLUTION OF THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS ADOPTING FEMA TECHNICAL
BULLETIN 4 "ELEVATOR INSTALLATION" DATED JUNE 2019
AS REQUIRED PURSUANT TO MONROE COUNTY CODE
SECTION 122-2(C)
WHEREAS, Monroe County is currently a participating community in the National
Flood Insurance Program (NFIP) and is working on internal County policies to improve upon its
interpretation of NFIP regulations; and
WHEREAS, Monroe County desires to maintain eligibility and improve its standing in
FEMA's Community Rating System (CRS); and
WHEREAS, Monroe County Code Section 122-2(c), in part, requires that in interpreting
other provisions of this chapter, the building official shall be guided by the current edition of
FEMA's 44 CFR, and FEMA's interpretive letters, policy statements and technical bulletins as
adopted by resolution from time to time by the board of county commissioners;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. Pursuant to Monroe County Code Section 122-2(c), the Board hereby adopts
FEMA Technical Bulletin 4 "Elevator Installation" dated June 2019, a copy of which is attached
hereto.
Section 2. The Clerk of the Board is hereby directed to forward one (1) certified copy of
this Resolution to the Building Department.
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PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 18`h of September, 2019.
Mayor Sylvia Murphy
Mayor pro tem Danny L. Kolhage
Commissioner David Rice
Commissioner Heather Carruthers
Commissioner Michelle Coldiron
Yes
Yes
Yes
Yes
Yf -.-,
BOARD OF COUNTY COMMISSIONERS
OF MONROE C TY, RIDA
BY:
Mayor lvia urphy
ATTEST: KEV MADOK, CLERK
Deputy Clerk
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ASSISTANTR J�9AiTORNO
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Elevator Installation
for Buildings Located in Special Flood Hazard Areas
in Accordance with the National Flood Insurance Program
NFIP Technical Bulletin 4 /June 2019
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��� FEMA
LAND SECJ,
Comments on the Technical Bulletins should be directed to:
DHS/FEMA
Federal Insurance and Mitigation Administration (FIMA) Risk Management Directorate
Building Science Branch
400 C Street, S.W., Sixth Floor
Washington, DC 20472-3020
NFIP Technical Bulletin 4 (2019) replaces NFIP Technical Bulletin 4 (2010) Elevatorinstallation for Buildings
Located in Special Flood Hazard Areas in accordance with the National Flood Insurance Program.
Cover photograph: Looking down on a traction elevator system that sustained damage, including rusting
and cab deterioration, from contact with floodwater.
NFIP Technical Bulletin 4 contains information that is proprietary to and copyrighted by the American
Society of Civil Engineers and information that is proprietary to and copyrighted by the International Code
Council, Inc. All information is used with permission.
For more information, see the FEMA Building Science
Frequently Asked Questions website at http://www.fema.gov/
frequently -asked -questions -building -science.
If you have any additional questions on FEMA Building
Science Publications, contact the helpline at FEMA-
Buildingsciencehelp@fema.dhs.gov or 866-927-2104.
You may also sign up for the FEMA Building Science email
subscription, which is updated with publication releases
and FEMA Building Science activities. Subscribe at.https://
service.govdelivery.com/accounts/USDHSFEMA/subscriber/
new?topic id=USDHSFEMA 193.
Visit the Building Science Branch of the Risk Management
Directorate at FEMA's Federal Insurance and Mitigation
Administration at https://www.fema.gov/building-science.
To order publications, contact the FEMA
Distribution Center:
Call: 1-800-480-2520
(Monday —Friday, 8 a.m.-5 p.m., EST)
Fax: 719-948-9724
Email: FEMApubs@gpo.gov
Additional FEMA documents can be
found in the FEMA Library at
https://www.fema.ciov/media-library/
resources.
Please scan this QR code 0 : 0
to visit the FEMA Building �•
Science web page.
Table of Contents
Acronyms............................................................................................................................................... ii
1 Introduction......................................................................................................................................... 1
2 NAP Regulations.................................................................................................................................1
3 Other Regulations................................................................................................................................ 3
3.1 International Residential Code.............................................................................................................3
3.2 International Building Code and ASCE 24..........................................................................................4
4 How Elevators Affect NFIP Flood Insurance Rates.................................................................................. 5
4.1 Elevator Shafts/Enclosures....................................................................................................................5
4.2 Elevator Cabs and Equipment...............................................................................................................6
5 Types of Elevators................................................................................................................................ 7
5.1 Hydraulic Elevators................................................................................................................................
7
5.2 Traction Elevators..................................................................................................................................8
5.3 Other Conveyance Mechanisms..........................................................................................................10
6 Protecting Elevators from Flood Damage.............................................................................................11
6.1 Elevator Shafts/Enclosures..................................................................................................................11
6.2 Elevator Equipment..............................................................................................................................12
6.3 Fire Recall Switches and Backup Power..............................................................................................13
6.4 Hydraulic Elevators..............................................................................................................................14
6.5 Traction Elevators................................................................................................................................14
6.6 Other Conveyance Mechanisms..........................................................................................................
14
6.7 Mitigation Guidance Based on Post -Disaster Observations..............................................................
14
7 References........................................................................................................................................16
List of Figures
Figure 1. Direct -acting (holed) hydraulic elevator.........................................................................................8
Figure 2. Holeless hydraulic elevator...............................................................................................................8
Figure3. Traction elevator...............................................................................................................................9
Figure 4. Machine room -less traction elevator................................................................................................9
Figure 5. Float switch to control cab descent................................................................................................13
NFIP TECHNICAL BULLETIN 4 JUNE 2019 i
List of Tables
Table 1. Comparison of Select 2018 IRC and NFIP Requirements..............................................................3
Table 2. Comparison of Select 2018 IBC and ASCE 24-14 Requirements with NFIP Requirements ......... 4
Table 3. Hydraulic Elevator System Components, Locations, and Flood -Protection Strategies................7
Table 4. Traction Elevator System Components, Locations, and Flood Protection Strategies ................10
Table5. General Guidance...........................................................................................................................15
Table 6. Guidance for Specific Components...............................................................................................15
Acronyms
ANSI
American National Standards Institute
ASCE
American Society of Civil Engineers
ASME
American Society of Mechanical Engineers
BFE
base flood elevation
CFR
Code of Federal Regulations
DHS
Department of Homeland Security
FEMA
Federal Emergency Management Agency
FIMA
Federal Insurance and Mitigation Administration
FIRM
Flood Insurance Rate Map
IBC
International Building Code°
ICC
International Code Council°
I -Codes
International Codes°
IRC
International Residential Code°
NEMA
National Electrical Manufacturers Association
NFIP
National Flood Insurance Program
NFPA
National Fire Protection Association
SEI
Structural Engineering Institute
SFHA
Special Flood Hazard Area
SFIP
Standard Flood Insurance Policy
11 NFIP TECHNICAL BULLETIN 4 JUNE 2019
1 Introduction
This Technical Bulletin provides guidance on the
National Flood Insurance Program (NFIP) floodplain
management requirements for installing elevators and
associated equipment below the base flood elevation
(BFE) in Special Flood Hazard Areas (SFHAs). This
Technical Bulletin also discusses how the presence
of elevators in buildings can affect flood insurance
premiums.
Types of elevators and associated equipment are
described, along with practical methods of protecting
elevators from flood damage. Even when compliance
is not required, application of these loss prevention
measures can reduce the level of damage that can occur,
the resultant repair costs, and the time elevators are out
of service. If this guidance is followed, elevator service
in buildings can be restored as quickly as possible once
floodwater recedes and power is restored.
Questions about the NFIP floodplain management
requirements pertaining to elevators should be directed
to the appropriate local official, NFIP State Coordinating
Office, or FEMA Regional Office.
2 NFIP Regulations
NFIP TECHNICAL BULLETIN 0
NFIP Technical Bulletin 0, User's Guide
to Technical Bulletins, should be used
as a reference in conjunction with this
Technical Bulletin. Technical Bulletin 0
describes the purpose and use of the
Technical Bulletins, includes common
concepts and terms, lists useful
resources, and includes a crosswalk
of the sections of the NFIP regulations
identifying the Technical Bulletin
that addresses each section of the
regulations and a subject index.
Readers are cautioned that the definition
of some of the terms that are used in
the Technical Bulletins are not the same
when used by the NFIP for the purpose
of rating flood insurance policies.
An important NFIP objective is protecting buildings constructed in SFHAs from damage caused by flood
forces. The SFHA, composed of Zones A and V, is the areal extent of the base flood shown on Flood
Insurance Rate Maps (FIRMs) prepared by FEMA. The base flood is the flood that has a 1 percent chance
of being equaled or exceeded in any given year (commonly called the "100-year flood").
The NFIP floodplain management regulations include
minimum building design criteria that apply to new
construction and to improvements, alterations, and
additions determined to be Substantial Improvements.
The minimum criteria also apply to the repair of
buildings determined to have incurred Substantial
Damage. The NFIP regulations require the lowest floor
(including basement) to be elevated to or above the BFE
in new construction and for improvements determined
to be Substantial Improvements (including repair of
INCREASED USE OF ELEVATORS
Elevators have become more common
in residential and nonresidential
construction to facilitate access because
of the requirements to elevate buildings
and comply with the Americans with
Disabilities Act of 1990.
NFIP TECHNICAL BULLETIN 4 JUNE 2019 1
buildings determined to have incurred Substantial Damage). Non-residential buildings in Zone A must
be elevated or dry floodproofed.
The NFIP regulations for utility systems, including elevator equipment, are codified in Title 44 of the
Code of Federal Regulations (CFR) Part 60. Pertaining specifically to this Technical Bulletin, 44 CFR
Section 60.3 (a) (3) states that a community shall:
Review all permit applications to determine whether proposed building sites will be reasonably
safe from flooding. If a proposed building site is in a flood -prone area, all new construction
and substantial improvements shall ... (ii) be constructed with materials resistant to flood
damage, (iii) be constructed by methods and practices that minimize flood damages, and (iv)
be constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment
and other service facilities that are designed and/or located so as to prevent water from
entering or accumulating within the components during conditions of flooding.
To comply with the NFIP regulations, measures must be taken to mitigate flood damage to service
facilities, including elevators and associated equipment. Although in order to function, some components
must be located below the lowest floor of an elevated building (i.e., below the BFE), most of the elevator
components that are vulnerable to flooding can be located above the BFE or be designed so that flood
damage is minimized.
NFIP REQUIREMENTS AND HIGHER REGULATORY STANDARDS
State and Local Requirements. State or local requirements that are more stringent than the minimum
requirements of the NFIP take precedence. The Technical Bulletins and other FEMA publications provide
guidance on the minimum requirements of the NFIP and describe best practices. Design professionals,
builders, and property owners should contact local officials to determine whether more restrictive
provisions apply to buildings or sites in question. All other applicable requirements of the State or local
building codes must also be met for buildings in flood hazard areas.
Substantial Improvement and Substantial Damage. As part of issuing permits, local officials must
review not only proposals for new construction but also for work on existing buildings to determine
whether the work constitutes Substantial Improvement or repair of Substantial Damage. If the work is
determined to constitute Substantial Improvement or repair of Substantial Damage, the buildings must
be brought into compliance with NFIP requirements for new construction. Some communities modify
the definitions of Substantial Improvements and/or Substantial Damage to be more restrictive than the
NFIP minimum requirements. For more information on Substantial Improvement and Substantial Damage,
see FEMA P-758, Substantial Improvement/Substantial Damage Desk Reference (2010), and FEMA 213,
Answers to Questions About Substantially Damaged/Substantially Damaged Buildings (2018).
Higher Building Elevation Requirements. Some communities require that buildings be elevated above
the NFIP minimum requirements. The additional elevation is called freeboard. Design professionals,
builders, and property owners should check with local officials to determine whether a community has
freeboard requirements. References to building elevations in this Technical Bulletin should be construed
as references to the community's elevation requirement in areas where freeboard is required.
NFIP TECHNICAL BULLETIN 4 JUNE 2019
3 Other Regulations
In addition to complying with NFIP requirements, all new construction, Substantial Improvements, and
repairs of Substantial Damage must comply with the applicable building codes and standards that have
been adopted by States and communities.
The International Codes° (I -Codes°), published by the International Code Council® (ICC®) are a family
of codes that include the International Residential Code° (IRC®), International Building Code° (IBC°),
International Existing Building Code° (IEBC°), and codes that govern the installation of mechanical,
plumbing, fuel gas service, and other aspects of building construction. FEMA has deemed that the
latest published editions of the I -Codes meet or exceed NFIP requirements for buildings and structures.
Excerpts of the flood provisions of the I -Codes are available on FENINs Building Code Resource webpage
(http://www.fema.gov/building-code-resources) .
3.1 International Residential Code
The IRC applies to one- and two-family dwellings and
townhomes not more than three stories above grade plane.
IRC Section R321 requires that elevators comply with ASME
A17.1/CSA B44, Safety Code for Elevators and Escalators (2016).
The 2018 IRC requirements related to building utility and
service equipment in dwellings in SFHAs (summarized
in Table 1) are similar to, but generally exceed, NFIP
requirements.
Table 1. Comparison of Select 2018 IRC and NFIP Requirements
IRC COMMENTARY
ICC publishes companion
commentary for the IRC. Although
not regulatory, the commentary
provides guidance that is useful in
complying with, interpreting, and
enforcing the requirements of the
code.
Mechanical, Section R322.1.6 Protection of mechanical, plumbing and electrical
plumbing, systems.
and electrical Specifies that protection of electrical systems, equipment, and components;
systems heating, ventilating, air conditioning; plumbing appliances and plumbing
fixtures; duct systems; and other service equipment should be located at or
above the elevations required for buildings based on flood zone. In addition:
• Equipment and components replaced as part of Substantial Improvement
must meet the same requirements as new construction.
• Systems, fixtures, equipment, and components must not be mounted on
or penetrate through walls intended to break away under flood loads.
• An exception allows equipment and components below the required
elevation if designed and installed to prevent water from entering or
accumulating within the components and to resist flood loads.
• Electrical wiring systems that conform to requirements for wet locations
are permitted below the required elevation.
Change from 2015 to 2018 IRC: No change.
Change from 2012 to 2015 IRC: No change.
Exceeds NFIP
44 CFR § 60.3(a)
(3) with more
specificity:
Elevation must
be to at least
the same height
as the elevation
requirement for
dwellings, and
limitations related
to breakaway walls,
acknowledge that
minimum electric
service may be
appropriate (e.g.,
for light switches).
NFIP TECHNICAL BULLETIN 4 JUNE 2019 3
Table 1. Comparison of Select 2018 IRC and NFIP Requirements (concluded)
General Section M1301.1.1 [General Mechanical System Requirements] Flood -
mechanical resistant installation.
systems Requires mechanical appliances, equipment, and systems to be located and
installed in accordance with Section R322.1.6.
Change from 2015 to 2018 IRC: No change.
Change from 2012 to 2015 IRC: No change.
Used with permission from ICC.
3.2 International Building Code and ASCE 24
The flood provisions of the latest published editions of the IBC
meet or exceed the NFIP requirements for buildings, largely
through reference to the standard ASCE 24, Flood Resistant
Design and Construction, developed by the American Society
of Civil Engineers (ASCE). The IBC applies to all applicable
buildings and structures. While primarily used for buildings
and structures other than dwellings within the scope of the
IRC, the IBC may be used to design dwellings. Current (2018)
IBC and current ASCE 24 (ASCE 24-14 [2014]) requirements
for buildings in SFHAs are summarized in Table 2.
Table 2. Comparison of Select 2018 IBC and ASCE 24-14 Requirements
with NFIP Requirements
Exceeds NFIP
44 CFR § 60.3(a)
(3) with more
specificity.
IBC AND ASCE COMMENTARIES
ICC publishes companion
commentary for the IBC and ASCE
publishes companion commentary
for ASCE 24. Although not
regulatory, the commentaries
provide information and guidance
that are useful in complying
with, interpreting, and enforcing
requirements.
General flood 2018 IBC, Section 1612.2 Design and construction.
hazard area Requires buildings and structures located in flood hazard areas to be
requirements designed and constructed in accordance with Chapter 5 of ASCE 7,
Minimum Design Loads and Associated Criteria for Buildings and Other
Structures, and ASCE 24.
Change from 2015 to 2018 IBC: Section renumbered from 1612.4 to 1612.2.
Change from 2012 to 2015 IBC: Applies Coastal High Hazard Area
requirements in Coastal A Zones, if delineated.
Elevators 2018 IBC, Chapter 30, Elevators and Conveying Systems, Section
3001.3 Referenced standards.
Specifies the standards that govern the design, construction, installation,
alteration, repair, and maintenance of elevators and conveying systems and
components. Among other standards cited is ASME A17.1, Safety Code for
Elevators and Escalators, issued by the American Society of Mechanical
Engineers. ASCE 24 is cited for construction in flood hazard areas.
Change from 2015 to 2018 IBC: Section renumbered from 3001.2 to 3001.3
and referenced standards, other than ASCE 24, provided in Table 3001.3.
Change from 2012 to 2015 IBC: ASME A17.7/CSA B44.7 and ANSI MH29.1
added to Section 3001.2.
Exceeds NFIP
44 CFR § 60.3(a)
(3) with more
specificity.
Exceeds NFIP
44 CFR § 60.3(a)
(3) with more
specificity.
4 NFIP TECHNICAL BULLETIN 4 JUNE 2019
Table 2. Comparison of Select 2018 IBC and ASCE 24-14 Requirements with NFIP Requirements (concluded)
Elevators ASCE 24-14, Section 7.5 Elevators
Exceeds NFIP
• Elevator components must be located above the elevations required for
44 CFR § 60.3(a)
buildings unless specifically permitted by this section.
(3) with more
• Components below the required elevations must be composed of flood
specificity.
damage -resistant materials and capable of resisting physical damage due
to flooding.
• Hydraulic elevators are permitted below the required elevation, but
electrical control panels, hydraulic pumps, and tanks must be elevated;
drainage must be provided for the elevator pit; hydraulic lines, hydraulic
cylinders, and buffer springs must be located to prevent physical damage
due to flooding or painted or coated with galvanic or rust -preventive paint.
• Traction elevator systems must have elevated machine rooms, and
components in hoistways below the required elevation must be protected
from physical damage due to flooding.
• Elevators must be equipped with controls that prevent cabs from
descending into floodwater.
• Elevator shafts must resist flood loads. In Zone A, shafts are not required
to have flood openings; in Zone V and Coastal A Zones, shafts are not
required to have breakaway walls.
Chanae from ASCE 24-05: Added subsection on elevator shafts.
Used with permission from ASCE and ICC
4 How Elevators Affect NFIP
Flood Insurance Rates
NFIP floodplain management regulations restrict use of enclosed areas below the lowest elevated floor of
elevated buildings to parking of vehicles, building access, and storage. Elevators, just as stairs and ramps,
are permitted for building access. Although elevators and elevator shafts/enclosures are covered by NFIP
flood insurance policies, their presence in a building, their size, and their manner of construction are
factors used by insurance underwriters to determine a building's flood insurance premium.
4.1 Elevator Shafts/Enclosures
For buildings located in Zone A (all zones shown on FIRMs as Zones A, AE, Al through A30, AR, AO, and
AH), where elevator shafts/enclosures are not designed to automatically equalize hydrostatic flood forces
on its exterior walls, a premium loading is added to the standard flood insurance building rate. The
amount of premium loading depends on the square footage of the elevator shaft/enclosure and the depth
of the shaft/enclosure in relation to the BFE. However, no premium loading is added to the standard
building rate if the elevator shaft/enclosure is designed to automatically equalize hydrostatic flood forces
on exterior walls by allowing the entry and exit of floodwater, is unfinished, and used only for building
access, parking of vehicles, or storage.
NFIP TECHNICAL BULLETIN 4 JUNE 2019 5
FLOOD INSURANCE TERMINOLOGY AND RATING OF ELEVATOR PITS
The NFIP and Standard Flood Insurance Policy (SFIP) define a basement as "any area of the building,
including any sunken room or sunken portion of a room, having its floor below ground level (subgrade)
on all sides." Additionally, the NFIP and SFIP define the lowest floor as "the lowest enclosed area
(including a basement). An unfinished or flood -resistant enclosure, usable solely for parking of vehicles,
building access, or storage in an area other than a basement area, is not considered a building's lowest
floor provided that such enclosure is not built so as to render the structure in violation of requirements."
The SFIP defines an elevated building as "a building that has no basement and that has its lowest floor
raised above ground level by foundation walls, posts, piers, pilings, or columns."
Elevator Pits. A building that has its lowest elevated floor raised above ground level by foundation walls,
posts, piers, pilings, or columns where the only area below grade is an elevator pit is classified as an
elevated building for insurance rating purposes, even if the bottom of the elevator pit is below grade
on all sides. There is a premium surcharge for elevators in an SFHA if the elevator pit is below the BFE,
whether the pit is below grade or not. For non -elevated buildings with any area below grade, including an
elevator pit, the below -grade portions are classified as basements for flood insurance rating purposes.
Floodplain management regulations do not consider elevator pits that are the minimum size necessary as
to be basements if they are designed in accordance with the requirements of this Technical Bulletin (i.e.,
the elevator pit is the minimum size required for the elevator to function, has no finishes, and contains no
equipment).
For buildings located in Zone V (all zones shown on FIRMS as Zone V, VE, and VI through V30), elevator
shafts/enclosures with walls surrounding the elevator cab are always considered building obstructions. If
the elevator shaft/enclosure exceeds 300 square feet and has breakaway walls, then a premium loading
factor is added to the overall flood insurance building rate with obstruction. The amount of the premium
loading depends on the actual square footage of the elevator shaft/enclosure, and the depth of the shaft/
enclosure in relation to the BFE. However, no premium loading is added to the standard building with
obstruction rate if the elevator shaft/enclosure is less than 300 square feet, made with breakaway walls, is
unfinished, and used only for building access, parking of vehicles, or storage.
4.2 Elevator Cabs and Equipment
The NFIP provides coverage for elevator cabs and their related equipment as building property. However,
the NFIP does not cover elevator -related equipment located below the lowest floor of elevated buildings
constructed after the community joined the NFIP or installed below the BFE after September 30, 1987.
A separate premium loading is added to the cab and any permanent machinery and equipment servicing
an elevator in a building that extends below the BFE in Zone A or Zone V.
6 NFIP TECHNICAL BULLETIN 4 JUNE 2019
5 Types of Elevators
Elevators are vertical transports that move people or materials
between the floors or levels of a structure. All elevators have
a cab or platform in a shaft; the cab or platform moves along
rails and is powered by one or more motors. Some of the
differences between elevator systems are related to how the
cab or platform is transported between levels.
ASME A17.1 TERMINOLOGY
For consistency with ASME A17.1,
the industry standard, this Technical
Bulletin refers to elevators as
residential and commercial.
The two primary types of elevators used in residential and
commercialbuildings are hydraulic elevators and traction
elevators. A key difference between them is that hydraulic elevators lift the elevator cab using one or more
pistons while traction elevators lift the elevator cab using steel cables and a traction motor.
Other conveyance systems include pneumatic elevators, chairlifts, and platform lifts.
5.1 Hydraulic Elevators
A hydraulic elevator consists of a cab attached directly or indirectly to a hydraulic jack that consists of
a direct -acting piston inside a cylinder. Hydraulic elevators can be direct -acting (holed) or holeless. In
direct -acting hydraulic elevators, the hydraulic jack assembly extends below the lowest floor and into the
ground below the pit area (Figure 1). In contrast, for holeless hydraulic elevators, cylinders are placed
in the shaft sides and do not extend below the pit floor (Figure 2). Both types of hydraulic elevators are
operated by a hydraulic pump and reservoir for hydraulic fluid, both of which are usually located in a
room adjacent to the elevator shaft. Both types of hydraulic elevators are generally used in buildings with
fewer than five or six floors, including dwellings.
Table 3 provides a summary of hydraulic elevator system components, their typical location, and strategies
to protect them from flood damage.
Table 3. Hydraulic Elevator System Components, Locations, and Flood -Protection Strategies
Elevator Shaft (Enclosure)
Entire vertical limit of building
No
Yes
Below the BFE
Cab
Hoistway
Yes
Yes
Cylinder
Pit
No
No
Use holeless (see Table 5)
Hydraulic Jack Assembly
Pit
No
No
Use holeless (see Table 5)
Buffer Springs and Stand
Pit
No
No
Paint or coat (see Table 6)
Machine/Equipment Room
1st or 2nd level of building
Yes
Yes
Hydraulic Pump
Above BFE
Yes
Yes
Hydraulic Reservoir
Above BFE
Yes
Yes
Electrical Control Panel
Above BFE
Yes
No
NFIP TECHNICAL BULLETIN 4
JUNE 2019
7
Travelling
Direct cable
acting
piston Pump unit
and controller
BFE
BFE �-
•�• '� ' •y ail line
Buffer springs
+ and stand
i
In -ground cylinder--►, .
Otis Elevator Company
Figure 1. Direct -acting (holed) hydraulic elevator
5.2 Traction Elevators
Figure 2. Holeless hydraulic elevator
Traditional geared traction elevator systems consist of
cables connected to the top of the cab operated by an
electric motor located in a penthouse above the elevator
shaft, as shown in Figure 3. Traction elevators may be
geared or gearless depending on building height, speed
requirements, and cost considerations. Geared traction
elevators are typically used for small low-rise structures,
while more expensive gearless traction elevators tend to
be used for larger high-rise structures, where speed is
LOW-RISE AND HIGH-RISE
For purposes of this Technical Bulletin,
"low-rise" refers to dwellings within the
scope of the IRC (one- and two-family
homes and townhomes not more than
three stories above grade plane) and
other structures with a mean roof height
of less than 75 feet. "High-rise" refers
to structures with a mean roof height of
75 feet or more.
8 NFIP TECHNICAL BULLETIN 4 JUNE 2019
more critical. Machine room -less traction elevators employ a similar mechanical arrangement to geared
traction elevators, with the machinery located in the elevator shaft at the top of the hoistway, as shown in
Figure 4. Traction elevators are generally used in tall buildings.
Table 4 provides a summary of traction elevator system components, their typical location, and strategies
to protect them from flood damage. Note that while nearly all traction elevator system components can
be protected from flood damage, little can be done to protect governor cables, which typically must be
replaced after flooding.
Controller
Geared/gearless
traction machine
Governor
Hoist cables
I
Cab
J
Rails
Counterweight
BFE
BFE
•+ I l R ,
y f Governor tail
Buffer —
stand ' Pit channels
Otis Elevator Company
Figure 3. Traction elevator
Geared/gearless
traction machine
Governor
Counterweight
i
Rails
Hoist
Cables
Controller
0 BFE
BFE
Cab
Buffer Pit channels
stand Governor tail
Otis Elevator Company
Figure 4. Machine room -less traction elevator
NFIP TECHNICAL BULLETIN 4 JUNE 2019 9
Table 4. Traction Elevator System Components, Locations, and Flood Protection Strategies
Elevator Shaft (Enclosure) Entire vertical limit of No Yes
building Below the BFE
Cab
Hoistway
Yes
No
Counterweight and Roller
Guides
Hoistway
Yes
No
Hoist Cable
Hoistway
Yes
No
Compensation Cables
Pit
No
Yes
Governor Cable
Pit
No
No
Buffers
Pit
No
No
Paint or coat (see Table 6)
Limit Switches
Pit
Yes
No
Machine/Equipment Room
No
(Enclosure)
Top of hoistway
Yes
Replace with machine room -less
Electric Hoist Motor
Above BFE
Yes
No
Electrical Control Panel
Above BFE
Yes
No
5.3 Other Conveyance Mechanisms
in aaanion io nyaraunc ana iracuon elevators, otner conveyance
systems used include pneumatic elevators, chairlifts, and ASCE 24 AND ELEVATORS
platform lifts. This section is based in part on
Pneumatic elevators are small elevators with cabs controlled the requirements of ASCE 24-14,
by a roof -mounted suction system. Pneumatic elevators are Section 7.5, and the commentary
generally found in smaller buildings such as residences; they are that accompanies that section.
not widely used in larger buildings because the cabs tend to be -
small. Other elevator types are roped hydraulic elevators and
cable drum elevators, which are similar in function to the primary elevator types described in Sections 5.1
and 5.2.
Chairlifts are conveyance mechanisms installed over or alongside a stairway to transport occupants
between floors. Chairlifts are designed to operate both inside and outside of structures, while residential
elevators are commonly placed inside if designed from the start, and outside the main structure footprint
if the elevator is part of a renovation.
Platform lifts are designed to transport an individual in a wheelchair from one level to another. They are
usually designed so that a wheelchair user can enter the lift on one side and exit on another (i.e., the lift
has two doors).
10 NFIP TECHNICAL BULLETIN 4 JUNE 2019
6 Protecting Elevators
from Flood Damage
This section describes measures to protect elevator components and equipment that are common to all
elevator systems from flood damage, and specific guidance to protect hydraulic and traction elevators in
accordance with NFIP regulations.
6.1 Elevator Shafts/Enclosures
Elevator shafts enclose the elevator cab and other equipment.
Residential and commercial elevators, particularly those that
are added as a post -construction retrofit, are usually installed
in a shaft that is exterior to an original outside wall. Larger
elevators are installed in shafts located in the interior of
structures. In either case, elevator shafts must have landings,
usually at the ground level, and cab platforms near the top
of the shaft. Elevators that have a landing at the lower level
almost always have pits below the BFE. Requirements for
electrical service for sump pumps in elevator pits can be
found in NFPA 70, National Electrical Code (2017).
The NFIP requires enclosed areas below elevated buildings
in Zone A to have flood openings to minimize unequal
hydrostatic loads (see NFIP Technical Bulletin 1, Openings in
Foundation Walls and Walls of Enclosures Below Elevated Buildings
in Special Flood Hazard Areas) and that walls that form
enclosures below elevated buildings in Zone V be designed
to break away under flood loads. However, elevator shafts/
enclosures that extend below the BFE are not required to
include flood openings if the openings conflict with fire
safety protection requirements in building codes. Even
with breakaway walls, elevators extending below the BFE
may be obstructions to the free passage of waves and water.
Without openings or breakaway walls, the shafts/enclosures
may obstruct the flow of floodwater, impose more loads on
building foundations, and are susceptible to damage from
various flood forces, including erosion and scour.
ASCE 24: FLOOD OPENINGS IN
BREAKAWAY WALLS AND
ELEVATOR SHAFTS
ASCE 24-14 clarifies that flood
openings are not required in elevator
shafts, and in Coastal High Hazard
Areas and Coastal A Zones, elevator
shafts are not required to have
breakaway walls.
ELEVATOR PITS
Although the NFIP defines a
basement as any area below grade
on all sides, elevator pits that are
the minimum size necessary for
the elevator to function are not
considered to be basements.
Elevator pits typically range between
4 and 5 feet deep for hydraulic
elevators and between 6 and 8
feet deep for traction elevators.
Additional information is contained
in Section 4.
To minimize flood damage, elevator shafts/enclosures must be designed to resist hydrostatic,
hydrodynamic, and debris impact forces, as well as erosion, scour, and waves, particularly in Zone V. To
reduce exposure of elevators to flood loads, a common practice is to construct reinforced masonry block
or reinforced concrete elevator shafts and locate them on the landward side of buildings in coastal areas
and on the downstream side of buildings in riverine floodplains. Furthermore, designs for nearby or
adjacent structural elements of the building should take into account the impacts of obstructed flow.
NFIP TECHNICAL BULLETIN 4 JUNE 2019 11
6.2 Elevator Equipment
Some equipment common to all elevators that extend below
the BFE will be exposed to floodwater. The most obvious
vulnerable component is the elevator cab. Depending on
the size of the cab and the types of interior materials used,
residential and commercial elevator cabs can be expensive to
replace.
Flood damage -resistant materials can be used inside and
outside the elevator cab to reduce flood damage (see
NFIP Technical Bulletin 2, Flood Damage -Resistant Materials
Requirements for Buildings Located in Special Flood Hazard Areas) .
ASCE 24 AND EQUIPMENT
ASCE 24 requires electrical control
panels, hydraulic pumps, and tanks
to be located above the elevation
required for buildings. ASCE 24 also
requires drainage for elevator pits.
Cabs: Flood damage to cabs, which can range from superficial to significant, can be avoided by keeping
cabs above floodwater when not in use. However, most elevator control systems automatically stop cabs
upon loss of electrical power, which could result in a cab stopping below the BFE, making it vulnerable
during flooding.
Float switches: Installing detection systems with one or more float switches in elevator shafts will prevent
elevator cabs from descending into floodwater (Figure 5), providing a safer system while minimizing
costly repairs or replacement. A float switch system or another system that provides the same level of safety
is required, per ASME A17.1, for all elevators where there is a potential for the elevator cab to descend
below the BFE during flood conditions.
Elevator equipment: Elevator equipment such as electrical
controls and hydraulic pumps should be located above
the BFE when possible. In some installations, it may be
necessary to locate elevator equipment such as switches and
controls below the BFE in the elevator pit. Some electrical
equipment, such as electrical junction boxes and circuit and
control panels, must be located at or above the elevation
required for the building. Other elevator components,
such as doors and pit switches, may be below that elevation.
In these cases, damage can be minimized by using flood
damage -resistant components or placing gear in water-
resistant enclosures to reduce damage from floodwater.
Electrical equipment: Any electrical equipment installed
in the hoistway below the BFE should be inside a National
Electrical Manufacturers Association (NEMA) 4-rated
enclosure for water resistance. Some elevator equipment
manufacturers offer water-resistant components. Therefore,
design professionals should contact suppliers to determine
the availability of these components.
ELEVATOR EQUIPMENT
AND CORROSION IN
COASTAL AREAS
In coastal areas, building equipment,
connectors, and other metal parts
are regularly corroded by air -borne
salts. Some protection for elevator
equipment can be provided by
constructing a small foyer to enclose
the area around the elevator door.
The NFIP has requirements for such
enclosures that are based on whether
the flood zone is Zone A or Zone V.
See Technical Bulletin 8, Corrosion
Protection for Metal Connectors
and Fasteners in Coastal Areas, for
additional information on corrosion in
coastal areas.
All elevator equipment and components should be maintained and tested in accordance with the
manufacturer's requirements and maintenance schedules. This is especially true for safety components
12 NFIP TECHNICAL BULLETIN 4 JUNE 2019
such as high-water sensors and switches and their associated alarms. If these elements are found to be
inoperative or out of specified tolerances, the elevator should be repaired by a qualified technician.
6.3 Fire Recall Switches and Backup Power
For safety reasons, commercial elevators are
designed with "fire recall" circuitry, which sends
elevators to a designated floor when fire alarms
are activated so that emergency services personnel
can use the elevators. However, during flooding,
this feature may expose the cab and occupants
directly to floodwater. ASME A17.1 requires that,
for elevators in SFHAs, the designated floor must
be located above the BFE. If an elevator is intended
to serve areas that may be flooded, it should be
equipped with a float switch system that will activate
during flooding and send the elevator cab to a floor
above the BFE (Figure 5).
Emergency power circuitry is provided for elevators
when buildings have emergency generators.
In general, when emergency power starts up,
all elevator cars return to the designated floor,
and then one car returns to normal operation.
Emergency power generators are required for
elevators in buildings of four or more stories but are
not commonly found in low-rise buildings. If there
is no emergency power, some hydraulic elevators
can employ a battery descent feature. Upon power
loss, batteries release the hydraulic controls, and the
car descends to the lowest landing. If this feature is
employed, care should be taken to integrate a float
switch system into the operation of the controller
to prevent the car from descending into floodwater.
If elevators have no emergency power operation
or battery descent feature, upon loss of power the
elevators will cease to function, resulting in possible
entrapment or damage. Therefore, building owners
should have emergency plans that provide for safe
occupant evacuations, having elevator cabs move to
upper floors (above the BFE) and shutting down
power to the elevator machinery well before any
flooding occurs.
s
I
Rails
Cab is raised to next
highest level above
BFE and prevented
from descending
into pit
Travelling Y
cable
Pump unit
and controller
Direct
` acting
piston
BFE �_,',J-
0 BFE
I •
Oil line
Buffer springs
and stand
Float switch in
In -ground cylinder pit activates
high water
Otis Elevator Company operation
Figure 5. Float switch to control cab descent
NFIP TECHNICAL BULLETIN 4 JUNE 2019 13
6.4 Hydraulic Elevators
The hydraulic jack assembly for a direct -acting (holed) hydraulic elevator (Figure 1) will, by necessity, be
located below the lowest floor and, therefore, likely below the BFE. The jack is located in a casing that
can resist damage from small amounts of water seepage, although corrosive saline water is particularly
damaging. However, total inundation by floodwater will usually result in contamination of the hydraulic
fluid and possible damage to jack cylinders and seals. For this reason, holeless hydraulic elevators are
recommended for low-rise buildings.
When hydraulic elevators are used, jacks should be installed inside the elevator shaft, with critical seals
and components located above BFE as shown in Figure 2. Hydraulic pumps and fluid reservoirs should
be located above the BFE. In addition, hydraulic lines connecting the assembly should be located where
the lines are protected from physical damage or coated with galvanic or rust -preventive paint. Additional
guidance based on post -disaster observations is included in Section 6.7.
6.5 Traction Elevators
Electric motors and most other traction elevator equipment used for traction elevators are normally
located above the elevator shaft and are, therefore, not usually susceptible to flood damage (Figure 5).
However, some equipment such as the counterweight roller guides, compensation cable assemblies, limit
switches, selector tape, governor rope assemblies, and oil buffers are usually located at the bottom of
the shaft. When these components cannot be located above the BFE, they must be constructed of flood
damage -resistant materials where possible. Additional guidance based on post -disaster observations is
included in Section 6.7.
While nearly all traction elevator system components can be protected from flood damage, little can be
done to protect governor tail cables, which typically must be replaced after flooding.
6.6 Other Conveyance Mechanisms
Pneumatic elevators, chairlifts, and platform lifts are usually located inside buildings where the
components of these systems can be located above the BFE to protect them from flood damage. However,
when platform lifts are installed outdoors, it can be more difficult to elevate equipment above the BFE,
making it susceptible to flood damage.
6.7 Mitigation Guidance Based on Post -Disaster Observations
The following guidance is based on observations made following Hurricane Katrina (2005), Hurricane
Ike (2008), and Hurricane Sandy (2013). Some recommendations could apply to new installations, and
some apply when building owners and managers consider retrofitting and replacing existing elevator
systems.
14 NFIP TECHNICAL BULLETIN 4 JUNE 2019
Table 5. General Guidance
Holeless
For hydraulic elevators, explore hoistway conditions for the use
—
Hydraulics
of holeless hydraulics. Note that holeless hydraulic elevators are
typically used in low-rise construction with only two or three floors.
Raised Elevators
In an effort to maintain the operational capacity of critical facilities
with multiple elevators during flood events, consider installing one
or more raised elevators with no components or floor stops below
the BFE. Ramps can be provided to access the higher elevation.
This will allow some of the building's vertical transportation systems
to be isolated above the BFE, helping to ensure some access
to upper levels. While FEMA recommends that people evacuate
when authorities at State and local levels advise or mandate it,
emergencies and disasters can create circumstances that require
robust elevator systems to be operational before, during, and after
flood events, such as with approved shelter -in -place plans.
Increased
Consider raising elevator mechanical, electrical, and other equipment
Refer to FEMA P-942,
Resilience
vital to operations to levels above the BFE to reduce exposure when
Recovery Advisory 4,
flooding is more severe than the base flood.
Reducing Interruptions
to Mid- and High -
Rise Buildings During
Floods, for details
(2013)
Continuity of
Consider sizing emergency generator capacity to enable critical
FEMA P-1019,
Operations
elevator operations in accordance with recommendations from FEMA
Emergency Power
P-1019. In some situations, power serving critical facilities may be
Systems for Critical
disrupted by nearby flooding, even if the facility is not flooded.
Facilities: A Best
Practices Approach to
Improving Reliability
(2014)
Other Protection While elevating equipment will protect it from flooding, elevating —
Considerations - equipment can introduce other risks. Equipment mounted in
Protection from mechanical penthouses can be damaged by the high winds that
High Winds accompany storms, and equipment that services exterior -mounted
elevators in coastal areas can be damaged by storm surge generated
by high winds. Penthouses have failed in storm events and allowed
rainwater to enter from the top, rendering equipment inoperable.
Designers are advised to account for the increased high wind risks
associated with elevation as they reduce risks from flooding.
Table 6. Guidance for Specific Components
Y Guidance for Specific Components
Doors and Door Frames Use stainless steel doors and door frames below the BFE.
Relocate switches above the BFE using small brackets. Modern controllers use selector
Limit Switches tape for landing control systems and require a short length of selector cam for switch
activation.
Selector Tape Use stainless steel selector tape, which is available for most controllers.
For hydraulic elevators, use Teflon® -impregnated inserts on slide guides or convert to
Slide and Roller Guides roller guides to reduce leakage of oil -based products into pits.
NFIP TECHNICAL BULLETIN 4 JUNE 2019 15
Table 6. Guidance for Specific Components (concluded)
Compensation Cables For traction elevators, remove compensation cables and replace with encapsulated chain
systems.
Electrical Use NEMA 4-rated enclosures, galvanized conduits, and watertight conduits and fittings
below the BFE. Locate controls and equipment above the BFE where possible.
Hardware Use galvanized sill angles and hardware at floors below the BFE.
Maintenance Paint or coat buffers and all pit steel and hardware with galvanic or rust -preventive paint.
7 References
This section lists the references that are cited in this Technical Bulletin. Additional resources related to
NFIP requirements are provided in Technical Bulletin 0.
ANSI (American National Standards Institute). 2012. Safety Requirements for Industrial Scissors Lifts. ANSI
MH29.1. Available at https://webstore.ansi.org.
ASCE (American Society of Civil Engineers) . 2016. Minimum Design Loads and Associated
Criteria for Buildings and Other Structures. ASCE 7. Available at https://ascelibrary.org/doi/
book/ 10.1061/9780784414248.
ASCE/SEI (American Society of Civil Engineers / Structural Engineering Institute). 2005.
Flood Resistant Design and Construction. ASCE 24-05. Available at https://ascelibrary.org/doi/
book/ 10.1061/9780784408186.
ASCE/SEI. 2014. Flood Resistant Design and Construction. ASCE/SEI 24-14. Available at https://ascelibrary.
org/doi/book/10.1061/9780784413791.
ASME (American Society of Mechanical Engineers). 2007. Safety Code for Elevators and Escalators. ASME
A17.7-2007/CSA B44-07. Available at https://webstore.ansi.org/Standards/CSA/ASMEA172007CSAB
44R2017? source =blog.
ASME (American Society of Mechanical Engineers). 2016. Safety Code for Elevators and Escalators.
ASME A17.1-2016/CSA B44-16. Available at https://webstore.ansi.org/Standards/ASME/
ASMEA172016? source =blog.
FEMA (Federal Emergency Management Agency). Various. NFIP Technical Bulletins. Current editions
available at https://www.fema.gov/nfip-technical-bulletins:
— User's Guide to Technical Bulletins. Technical Bulletin 0.
— Openings in Foundation Walls and Walls of Enclosures Below Elevated Buildings in Special Flood Hazard
Areas. Technical Bulletin 1.
— Flood Damage -Resistant Materials Requirements for Buildings Located in Special Flood Hazard Areas.
Technical Bulletin 2.
— Corrosion Protection for Metal Connectors in Coastal Areas. Technical Bulletin 8.
16 NFIP TECHNICAL BULLETIN 4 JUNE 2019
FEMA. 2010. Substantial Improvement/Substantial Damage Desk Reference. FEMA P-758. Available at
https://www.fema.gov/media-library/assets/documents/18562.
FEMA. 2013. Reducing Interruptions to Mid- and High -Rise Buildings During Floods. Recovery Advisory 4 in
FEMA P-942, Mitigation Assessment Team Report: Hurricane Sandy in New jersey and New York. Available at
https://www.fema.gov/media-library/assets/documents/30966.
FEMA. 2014. Emergency Power Systems for Critical Facilities: A Best Practices Approach to Improving Reliability.
FEMA P-1019. Available at https://www.fema.gov/media-library/assets/documents/101996.
FEMA. 2018. Answers to Questions About Substantially Damaged Improved/Damaged Buildings. FEMA 213.
Available at https://www.fema.gov/media-library/assets/documents/169099.
ICC (International Code Council). 2018. International Building Code. 2018 IBC. Available at https://www.
iccsafe.org/products-and-services/i-codes/2018-i-codes/ibc/.
ICC. 2018. International Existing Building Code. Available at https://www.iccsafe.org/.
ICC. 2018. International Residential Code. 2018 IRC. Available at https://www.iccsafe.org/
products-and-services/i-codes/2018-i-codes/irc/.
NFPA (National Fire Protection Association). 2017. National Electrical Code. NFPA 70. Available at
https://www.nfpa.org/codes-and-standards/all-codes-and-standards/list-of-code s-and-standards/
detail?code=70.
NFIP TECHNICAL BULLETIN 4 JUNE 2019 17