Seismic Retrofit Program

Earthquake preparedness is a part of life in Southern California. Damage to vulnerable buildings, physical injury, and loss of life are the most apparent threats from earthquakes, as well as significant economic loss.

City Council adopted the Seismic Retrofit Ordinance in March 2017 in order to implement the Seismic Retrofit Program (‘Program’). The Program acknowledges the reality that exists within our region and proactively seeks to strengthen existing older buildings to enhance the security and safety of their occupants.

Over 2,000 commercial and multi-family residential buildings in the City were identified as potentially seismically vulnerable in need of possible structural improvement and are required to comply with the Program (see the Seismic Retrofit Ordinance Compliance and Noticing Schedule).

Is your building on the list?

Use our tools below to determine whether a property has been identified as containing a building that may be potentially seismically vulnerable.

Explore our searchable map; or
View the City's Open Data site for listing of properties (available for download).

Seismic Retrofit Grant Program

The City of Santa Monica has been awarded a federal grant from FEMA to assist owners of qualifying multi-family residential soft-story buildings. Grant funding will be used to reimburse property owners with a portion of design and construction costs associated with qualifying soft-story retrofit work. The City anticipates initiating the application process for the grant program in December 2022, and eligible property owners will receive notification via U.S Postal mail as well as email (if email address is on record) when the application process open. For more information, visit the Santa Monica Retrofit Grant webpage.

Jump to Section:

FAQ

Is my Building on the List?

The following tools are available to determine whether a property contains any buildings subject to the Seismic Retrofit Program:

1. Explore our searchable map; or

2. View the City’s Open Data site for a listing of properties (available for download).

Why is my building on the List?

If a building is on the Program list it is not a final determination that the building is structurally deficient, hazardous, unsafe, or required to complete retrofit work. Buildings identified and placed on the list display characteristics such as age, appearance, construction material, method of design and construction, or lack of structural records that indicate strengthening may be necessary.

Property owners of buildings on the list will receive a notice from the City, per the notification schedule below, requiring the completion of a structural analysis by a licensed professional. A structural analysis that finds a building to be non-compliant with the established standards for earthquake resistance will be ordered to complete a seismic retrofit within the required timelines of the Program.

What is a Potentially Seismically Vulnerable Building?

There are five types of buildings identified within the City that are vulnerable to severe damage or collapse in a moderate or large-scale earthquake. Any building that falls under one of these five construction types must be retrofitted against a serious seismic event. If the City was unable to verify whether or not a seismic retrofit was completed on one of these buildings, it was placed on our list.

Is my building Dangerous?

If a building requires seismic retrofitting, it may be considered, to a degree, more vulnerable to seismic forces when compared to modern buildings that were built using the latest building codes and current application of seismology. Vulnerable buildings, as compared to their modern counterparts, have a greater potential for damage.

What is the City of Santa Monica's Seismic Retrofit Program?

The Seismic Retrofit Program allows Santa Monica to be a safer city through the strengthening of older, seismically vulnerable buildings. Buildings that are structurally retrofitted perform better in an earthquake and have a better chance of surviving with minimal damage.

Owners of a building under one of the five major seismically vulnerable categories will receive an “Order to Structurally Analyze Potentially Seismically Vulnerable Building”. These owners will be required to structurally analyze their buildings for seismic resistance by the standards in the Santa Monica Municipal Code (SMMC). Owners must also follow specified compliance timeframes. The timeframes can be found on this retrofit compliance table.

How will residential tenants know if the structural analysis results in a seismic retrofit of their building?

If the City of Santa Monica determines from the structural report that the building must be seismically retrofitted, then the building owner is required to provide each tenant with a “Tenant and Occupant Advisory” stating that the building will undertake a seismic retrofit as part of the standard construction permitting process for completing the work.

How will the Seismic Retrofit Program affect residential tenants?

Effects from seismic retrofit construction can be minimal-to-significant, depending on the deficiency of the building, structural design solution, access to key building elements, and method of retrofit work. Retrofit work may vary from a few months to one-year or more. Construction work may require temporary relocation of a tenant and may result in incremental rent costs.

The large majority of PSVB cases are “Soft Story” buildings: multi-family residential buildings with “tuck-under” parking. In most cases, retrofitting these building should have minimal to no effect on tenant units, will only affect parking areas, and the work in many cases can be completed within a few months. Other building types require more extensive retrofitting that may be more invasive and lengthy. Again, retrofits are unique to each building, so construction effects and timelines will vary for the reasons stated above.

Will tenants in Rent Controlled buildings be affected by the cost of a seismic retrofit?

Increases in rent for controlled properties are under the purview of the Rent Control Board. The Board has determined that owners may not “pass-through” costs from Seismic Retrofit onto tenants.

Will a seismic retrofit cause a continual disturbance in my building?

Seismic retrofits will result in occasional disturbances depending on the degree of construction. Pursuant to the Santa Monica Municipal Code, construction work can only occur between specified hours: 8:00AM to 6:00PM Monday through Friday, 9:00AM to 5:00PM Saturday. No work is allowed on Sunday and major holidays. Work of excessive noise such as jackhammering can only be performed from 10:00AM to 3:00PM.

What protections do tenants have against effects from hazardous substances found in older buildings?

Older buildings may have hazardous materials inherent in period construction materials. This can include asbestos and lead. A building owner must hire a certified professional specializing in hazardous material assessment for the abatement and removal of such substances. The Santa Monica Municipal Code requires that proof of proper handling of hazardous materials be provided to the City.

Will seismic retrofit work require me to relocate from my building?

It depends. If your unit becomes inaccessible or uninhabitable during a period of seismic retrofit work, then temporary relocation will become necessary. If retrofit work is to the point of endangering health and safety of the residents, then relocation is in order.

How long will I be relocated?

The extent of relocation will depend on the work that affects your unit or habitation in the building. The building owner must provide the City of Santa Monica with an estimated timeframe for which relocation is necessary. The Building Officer must approve the estimate and the owner is expected to remain within this timeframe. If an extension of time is required, the owner must request an extension with assurances that the tenant is completely informed of the extension.

If I am relocated, I am afraid that I will not be able to return to my unit.

Per Santa Monica Municipal Code Section 4.36.100(f), displaced tenant(s) have the right to reoccupy his or her unit upon the completion of the work necessary for the unit to comply with housing, health, building or safety laws, any governmental order, or the unit is otherwise restored to a habitable condition. The tenant retains all rights of tenancy that existed prior to the displacement.