Background:
Paperless gypsum board (PGB) has been in OHFA Design and Architecture Standards (DAS) since 2018. PGB has superior resistance to mold growth and long-term moisture damage exceeding the six-week test required by ASTM D3273 by more than a factor of two (i.e., three months). Due to the COVID-19 pandemic and other factors, review of the implementation of the requirement has been limited.
All development teams are required to comply with OHFA-funding requirements and the DAS regardless of the OHFA construction site visit or architectural review comments unless a specific exception has been approved by OHFA. The OHFA guidelines (e.g., QAP, BGF, underwriting) and DAS set minimum features per each project's funding requirements and restrictive covenant as approved by the OHFA Board. OHFA tries to align DAS items with applicable national standards for 30-year durability.
Areas of Use:
For all projects going forward, this is a minimum standard that will not supersede or reduce green standards certification, points requirements, or any other requirements requiring greater durability. There may be additional green/sustainability program coordination required. Use of PGB is required primarily in areas that do not require finishing. OHFA strives to have consistent, reasonable standards for all sizes of developments throughout the state.
New construction and rehabilitation projects are expected to comply with PGB and paper-faced moisture-resistant (MR) gypsum board locations. Exceptions may be considered for rehabilitation only.
PGB shall be in the following areas:
- Behind kitchen sinks and bathroom/toilet room sinks to a height of approximately 3 inches above base cabinet.
- Shower walls where the PGB will not have an exposed finish except 6 inches beyond shower and tub jambs (floor to top of tub surround or 6 inches above shower nipple and this may be cased with water and rot-resistant trim).
- Behind toilets and the space between a tub/shower enclosure and to the top of toilet tanks must be covered as it is a high failure point specifically covered by PGB.
- PGB shall only be located on ceilings that bathroom or toilet rooms are above.
- On walls less than 4 feet from sprinkler service controls and water service lines located in service rooms.
Paper-faced MR gypsum board is required in the following areas:
- Within 4 feet horizontally and vertically of any water source, except directly behind sinks, tub, and shower surrounds and behind toilets where PGB will be installed.
- Within 4 feet in any direction behind laundry/clothes washing machines, water heaters, water meters, etc.
- Behind public drinking fountains.
Implementation:
Projects pending construction start: Must comply with the clarifications identified for using PGB and paper-faced MR gypsum board. Documentation (e.g., plan notes, change orders, invoices) must be included with the Quarterly Construction Monitoring (QCM) report. Submissions in the QCM must include photos prior to the finishing of surfaces.
Projects completed prior to May 1, 2023: Unless previously notified, projects that have not complied with this clarification must meet the ongoing compliance requirements. Upon failure of non-compliant materials, compliant replacement materials are required to be used in the locations previously identified.
Projects under construction: For any areas still under construction as of May 1, 2023, use of paperless gypsum board and paper-faced MR gypsum board must be used as described in this clarification. Where paper-faced MR gypsum board has already been installed in part or completely, the development team can decide if it wishes to keep what was already installed or replace it. Documentation of implementation strategy (e.g., plan notes, change orders) should be identified in the QCM and must include photos prior to the finishing of surfaces when applicable.
Ongoing Compliance: In areas where non-compliant materials were used and failure occurs, the property ownership at the time of the failure will be required to replace the non-compliant material with MR or PGB to the extents identified in this clarification.
