BCAB #1387 - Flashing Between Glass Block & Stucco, Sentences 9.27.3.2.(1) & (2)

April 21, 1995

BCAB #1387

Re: Flashing Between Glass Block & Stucco, Sentences 9.27.3.2.(1) & (2)

Project Description

The project in question is a single family dwelling with stucco exterior cladding and several exterior wall openings glazed with glass block.

Reason for Appeal

Sentence 9.27.3.2.(1) requires flashing at every horizontal junction between 2 different exterior finished unless the upper finish overlaps the lower. Sentence 9.27.3.2.(2) requires flashing above exterior wall openings where the vertical distance from the bottom of the eave to the top of the opening exceeds one-quarter of the horizontal eave overhang.

Appellant's Position

The appellant considers the glass block to be an exterior wall opening, not an exterior finish. Therefore, flashing should comply with Sentence 9.27.3.2.(2) for exterior wall openings and not with Sentence 9.27.3.2.(1) for exterior finishes. Sentence 9.27.3.2.(2) only requires flashing above openings, not below them.

Building Official's Position

The building official maintains that the glass block is not an exterior wall opening because it does not comply with the code requirements for windows and must be considered as an exterior finish. The glass block and the stucco are flush with each other and do not overlap so flashing is required.

Appeal Board Decision #1387

It is the determination of the Board that the glass block is a closure in an exterior wall opening and is not an exterior finish. Flashing is required at the top of the opening but not at the bottom.

George R. Humphrey, Chair