Planning for Weather Resilience
By Shep Altshuler, Publisher, Timesharing Today January 2025
In an insightful discussion about maintenance planning and preparedness for resorts in hurricane-prone areas, Gary Porter, Chief Executive Officer of Facilities Advisors, shared valuable perspectives on how resort properties can better protect their investments and ensure guest safety. Porter's extensive experience working with properties, particularly in Florida, has given him a unique understanding of the challenges faced by resort managers and boards of directors.
Construction and Materials
Porter emphasizes that the foundation of resilience begins with initial construction choices. He observes opposing forces at work, where developers often prioritize containing costs over long-term durability. This cost-focused approach can leave building owners dealing with less durable materials that may not withstand severe weather conditions effectively.
For roofing, Porter identifies several options with varying lifespans: concrete materials lasting about 50 years, waterproof membranes with concrete tiles providing 40-50 years of service, and elastomeric membranes lasting approximately 20 years. He particularly favors standing seam metal roofs for their lightweight properties and superior water-shedding capabilities.
Hurricane Protection Systems
When it comes to protecting against hurricane damage, Porter stresses the importance of hurricane-proof windows and doors, combined with robust siding materials. His top recommendation for siding is Hardie board, a fiber cement product that resembles wood planks while offering superior moisture, mold, and wind resistance.
This material, along with quality vinyl siding, can provide 40-50 years of service life when properly installed and maintained. Both options demonstrate strong resistance to hurricane damage, particularly in Florida's coastal regions.
Multiple Threat Assessment
Porter identifies three primary threats to coastal properties during hurricanes: water damage, wind damage, and storm surge. While flying debris often causes significant damage, storm surge poses a particular challenge for beachfront properties. Modern construction practices address this by elevating living spaces to second and third floors, with ground levels restricted to garage and storage areas that can better withstand flooding. This design approach, combined with concrete pilings and podium flooring, provides enhanced protection against storm surge damage.
Development versus Management
An important distinction exists between the roles of original developers and subsequent property managers. Porter notes that initial construction decisions significantly impact a building's entire lifecycle. While developers might opt for less expensive materials to keep initial costs down, this often results in higher long-term maintenance costs for property managers and owners.
The opportunity for significant improvements typically comes 20-30 years after construction, when major components need replacement. At this point, management can choose to invest in more resilient materials and systems.
Infrastructure Priority Assessment
For properties in storm-prone areas, Porter advocates for a systematic approach to assessing and prioritizing infrastructure improvements. He cites a Daytona Beach example where a seemingly solid five-story structure with excellent hurricane protection failed not due to building inadequacies but because of seawall failure, resulting in damage to the parking lot and swimming pool. This illustrates how location-specific factors often determine priority investments for building owners and managers.
Comprehensive Property Considerations
Porter emphasizes that maintenance planning must extend beyond the main building structure to include all amenities and auxiliary facilities. This includes recreation centers, restaurants, fitness facilities, and parking structures. Each component presents unique challenges and maintenance requirements. For instance, parking garages, particularly those near beaches, require specific attention to concrete sealing and protection against water damage that can compromise structural integrity.
Planning Takeaways:
- Prioritize safety first in all maintenance and improvement decisions
- Consider long-term costs rather than focusing solely on immediate expenses
- Invest in high-quality, weather-resistant materials for crucial components like roofing and siding
- Develop comprehensive maintenance plans that address all property components, not just main structures
- Seek independent assessments rather than relying on contractor evaluations
- Engage specialized consultants for specific components like pools, roofing, and structural integrity
- Regular preventive maintenance is more cost-effective than addressing deferred maintenance
- Consider location-specific threats when prioritizing improvements
- Ensure adequate ventilation and moisture control systems are in place
- Maintain documentation of all inspections, maintenance procedures, and improvement plans
About Facilities Advisors International
Facilities Advisors International is a leading provider of reserve study and facility management services. With extensive expertise in the hospitality industry, the company offers tailored solutions to ensure compliance with statutory requirements and long-term financial sustainability for resorts and property associations.
For information about Facilities Advisors International, contact:
Gary Porter, FMP, RS, RRC, cPA
CEO, Facilities Advisors International
Phone: 702-605-2394
Email: