Former Bank of America Building

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Citation: FEMA-1044-DR-CA; Plumas County Airport Department, Former Bank of America Building

Cross Reference: Roof Snow Load Damage, Permanent Restoration, Disaster Related Damage

Summary: Eight feet of snow accumulated on the roof of the former Bank of America Building prior to the disaster declaration. Twenty-one inches of rainfall followed the snow accumulation and the roof structure failed. Temporary repairs were performed that restored the live-load bearing of the roof to 14 pounds per square foot (SPF) for $3,447. Bids were received to repair the structure to its predisaster design for $20,448, replace the entire roof structure for $102,674, and replace the structure at another location for $81,900. An engineer for the subgrantee estimated that the roof had a 40 to 45 PSF live-load capacity as compared to the 43 PSF snow load that preceded the 21 inches of rain. The scope of work for DSR 74227 was written for replacement of roof trusses and damaged elements to the predisaster design and function for $24,895. The first appeal request cited a local roofing standard (100 PSF for roof repairs) and the 50% rule to support replacing the building at an alternate location. The first appeal response de-obligated all funding with DSR 79385, indicating that the damage was due to a lack of maintenance and not the disaster. The second appeal claims there was no lack of maintenance. Snow loads of up to 90 PSF had been experienced previously without roof failure, as compared to the 40 to 45 PSF snow load on the roof before the rains began. The subgrantee again appealed for funding for replacement of the building.

Issues:

1. Is replacement of the building eligible?
2. Is repair of the roof eligible?
3. Is there an eligible code or standard for roof repair?

Findings:

1. No. The estimated cost for repairing the damaged part of the roof ($20,448) is less than 50% of the estimated replacement cost ($81,900).
2. Yes. The repair of the portion of the roof that was damaged by the disaster is eligible.
3. Yes. The Uniform Building Code (UBC) requires that failed portions of roofs be repaired to the code requirement for new roof construction, as established by county building officials.

Rationale: To be eligible for replacement, it must be demonstrated that the repair costs exceed 50% of the replacement cost, per 44 CFR 206.226(d), and that is not the case in this instance. Per 44 CFR 206.223(1), only work that is required as a direct result of a declared disaster is eligible; however, the repairs will be in accordance with adopted codes. UBC Section 3403.2 requires that repairs to damaged portions of buildings be made to code requirements for new buildings.