By Jeremy Merchant
Summary
Hurricane damage is not always visible. Florida commercial property owners should inspect roofs, interiors, structural components, and exterior systems after a storm to identify hidden problems early and protect their buildings.
Once the winds die down and the rain moves out, the first inspection most owners of commercial properties in the state of Florida make is a quick walk around the building. If the roof is still in place, the windows are intact, and there is no standing water inside, it is tempting to assume the property escaped serious damage.
Unfortunately, some of the worst hurricane damage is not always that easy to spot.
- Strong winds can loosen roofing components
- Storm gusts can shift structural connections and drive rain into areas that remain hidden behind walls and ceilings
- Floodwater can affect foundations and building systems
- Windborne debris may damage exterior materials without leaving an obvious opening
NOAA identifies high winds, storm surge, and heavy rainfall as three of the primary hazards associated with hurricanes.
A building may look normal from the street while moisture, displaced materials, or weakened connections continue to create problems. After a hurricane, property owners should check several areas before deciding that everything is fine, as well as hire a structural engineer if there are any serious concerns.
Start With the Roof
The roof is one of the most vulnerable parts of any building during a hurricane, and for good reason. It also deserves attention even when there are no missing shingles or large sections of visible damage.
Look for:
- Loose, curled, or missing shingles
- Cracked or displaced roof tiles
- Dented metal roofing
- Damaged flashing around vents and chimneys
- Sagging sections of the roofline
- Debris resting on the roof
- Water stains on ceilings or in the attic
Wind can loosen roofing materials without carrying them away completely, meaning those materials may remain in place long enough to hide a path for water to enter during the next storm.
FEMA notes that the loss of roof coverings or roof decking can allow water into a building, damaging interior finishes, contents, and other building components.
Property owners should also avoid climbing onto a wet, steep, or visibly damaged roof. A ground-level review can identify obvious issues, but a qualified roofing professional or structural engineer may be needed to determine whether the roof deck, framing or connections were affected.
Check Inside for Signs of Water Intrusion
Water damage does not always produce a dramatic ceiling leak.
Moisture may enter around windows, doors, vents, roof penetrations and exterior wall joints, then travel before becoming visible.
After the storm, check for:
- New stains on walls or ceilings
- Bubbling or peeling paint
- Damp drywall
- Warped flooring
- Musty odors
- Wet insulation
- Moisture around windows and doors
- Water inside cabinets or wall cavities
Pay close attention to rooms below roof valleys, exterior walls, and areas where additions connect to the original building.
A small stain should not be dismissed simply because it dries. The visible mark may represent only a fraction of the moisture trapped inside the building assembly. If water remains behind drywall, under flooring or within insulation, the extent of the problem may not become clear for days or weeks.
FEMA investigations following major storms have found that damage to roofs and other parts of the building envelope can lead to significant water intrusion.
Look for New Cracks and Changes in the Building
Many buildings already have small cosmetic cracks and loose roof panels. The important question after a hurricane is whether an issue is new, has expanded, or is accompanied by other changes.
Inspect the foundation, exterior walls and interior finishes for:
- New diagonal cracks near doors or windows
- Stair-step cracks in brick or masonry
- Separation between walls and ceilings
- Cracks that are wider at one end
- Gaps around window and door frames
- Uneven or sloping floors
- Doors that suddenly stick
- Windows that no longer open or close properly
A single minor crack does not automatically indicate structural failure, but several changes appearing at the same time can justify a closer evaluation.
Take clear photographs and compare them with older property photos when possible. Dates, measurements, and notes can help a professional determine whether movement is recent or has progressed since the storm.
Examine Windows, Doors and Exterior Walls
Windows and doors do more than provide access and daylight. They are part of the building envelope, which helps keep wind and water outside.
Check frames, glass, weatherstripping, sealants and surrounding wall materials. Look for cracked panes, bent frames, loose components and gaps that were not present before the storm.
Exterior walls should also be checked for displaced siding, loose stucco, damaged brick, punctures and missing sealant. Rust-colored staining on concrete or masonry may point to moisture reaching embedded metal components.
Florida’s high-velocity hurricane provisions include requirements intended to help exterior cladding and glazing resist wind pressure and windborne debris.
Even impact-resistant windows and approved shutters should be inspected after taking a direct hit. Protection that performed successfully during one storm may still have damaged anchors, tracks or fasteners that need attention before the next one.
Do Not Overlook Porches, Balconies and Attached Structures
Carports, canopies, balconies, porches and covered walkways can place additional stress on the main structure when they are damaged by wind.
Check for:
- Leaning columns
- Loose railings
- Cracked connections
- Lifted deck boards
- Movement where an attached structure meets the building
- Separation around fasteners or anchors
- Sagging beams
- Damage caused by fallen trees or large debris
Detached garages, sheds, and fences should also be reviewed. A damaged accessory structure can create hazards during cleanup and may become dangerous during another period of strong wind.
Do not stand beneath a sagging canopy or attempt to move a damaged structural component. Keep people away from the area until it has been evaluated.
Watch the Building Over the Following Days
Some hurricane damage becomes more noticeable as materials dry, settle, or continue absorbing water.
Continue checking the property after the initial cleanup. A ceiling stain may grow. A door may become harder to close. A crack may widen. Flooring may begin to buckle after moisture trapped below the surface spreads.
According to BillerReinhart, a Tampa structural engineering company, “Acting quickly (by instituting a post-hurricane inspection) can help you uncover problems before they spiral out of control.”
Keep a written record of changes and photograph affected areas from the same angle each day. Documentation may also be useful when communicating with contractors, engineers, local officials, or an insurance company.
Know When to Bring in a Structural Engineer
A general visual review is a useful first step, but some conditions require professional judgment.
Consider contacting a licensed structural engineer when you notice:
- Significant foundation or wall cracks
- A sagging or uneven roofline
- Movement in load-bearing walls
- Separation between major building sections
- Damage to columns, beams or structural connections
- Flooding around or beneath the foundation
- A major impact from a tree or other debris
- Continuing movement after the storm
- Uncertainty about whether the building is safe to occupy
Structural engineers can evaluate how different parts of the building work together and determine whether damage is cosmetic, isolated, or part of a larger structural issue. Their findings can also help property owners prioritize repairs instead of addressing only the most visible symptoms.
Florida’s modern statewide building-code system was developed following Hurricane Andrew to improve hurricane protection and create more consistent construction standards.
A building constructed under a newer code may have improved wind resistance, but no structure is immune to damage. Storm strength, surrounding debris, age, maintenance history, and prior alterations all affect how a property performs.
Do Not Wait for the Next Storm to Reveal the Problem
Florida’s hurricane season can bring several storms within a relatively short period. Damage from the first storm may make a building more vulnerable when the next system arrives.
The BillerReinhart team also states, “The best practices for managing hurricane damage and ensuring property integrity are often the most overlooked. Act fast!”
That does not mean every property needs an extensive structural investigation after every storm. It means visible warning signs, water intrusion, and unexplained changes should be taken seriously.
Begin with a careful review, document what you find, and bring in qualified professionals when the condition falls outside a routine repair. Finding a problem early can make repairs easier to plan and help ensure the building is ready for the remainder of hurricane season.
Key Points
- Hurricane damage may be hidden behind roofs, walls, and building systems.
- Inspect roofs, interiors, windows, doors, and exterior structures after a storm.
- Watch for water intrusion, cracks, shifting, and other signs of structural issues.
- Document damage and monitor changes in the days following the storm.
- Contact a structural engineer when damage raises safety concerns.
