WHAT IS THE SOFT STORY CONDITION?
Many properties, including commercial and apartment buildings have what is called a "soft story" condition. This term is used to describe any building that has a habitable room or rooms above a garage, carport or open area that was not specifically designed to transmit shear or lateral forces between the story above and the earth. Without proper strengthening, these vulnerable buildings may be susceptible to structural failure during an earthquake. The City of Los Angeles recently passed Ordinance 183893, which requires the retrofit of pre-1978 wood-frame soft-story buildings and non-ductile concrete buildings. The goal of the mandatory retrofit programs, under the ordinance, is to reduce these structural deficiencies and improve the performance of these buildings during earthquakes.
DOES MY BUILDING REQUIRE RETROFITTING?
Building officials identified about 13,500 "soft story" buildings that may be at risk of collapse in a major earthquake. The list is preliminary – some of these buildings, upon detailed inspection, will not need retrofitting. See if your building was selected for a seismic retrofit by entering your address in this interactive database. For guidance on the Mandatory Retrofit Programs, please visit the LA Department of Building and Safety at www.ladbs.org.
WHAT'S MY TIMETABLE?
The City has been sending out Orders to Comply since May, 2016 and still is in the process as of July, 2017. After receipt of the Order to Comply I have:
2 years to submit proof of previous retrofit, or plans to retrofit or demolish.
3.5 years to obtain a permit to start construction or demolition.
7 years to have completed construction.
WHAT ARE THE STEPS REQUIRED TO COMPLY?
Get Estimates for the Design, Permitting, and Construction Work.
We will provide a free estimate for Design and Permitting and :
- Consultation: We will discuss the most cost effective and code compliant retrofit options, that provide the minimum impact on the existing structure and we will estimate the cost of engineering and construction.
- Engineering Evaluation: Our staff is trained in the use FEMA P-807, “Seismic Evaluation and Retrofit of Multi-Unit Wood-Framed Buildings with Weak First Stories." Using this approved methodology we will provide an engineering analysis of the existing structure.
- Drawing Approval and Permits: We will submit drawings for permitting, including all documentation to the Building Department for their review, and process the permit for construction.
- Bidding Assistance & Construction Administration: We will provide the required structural observations, and will assist the owner and contractor to ensure that the construction is executed according to plan, and will meet City Inspection requirements.
Hire a Contractor: We will provide recommendations to at least three contractors and help you evaluate proposals for construction. Unlike design build companies, we offer independent oversight of the contractor's work.
Complete Construction: We will provide the required structural observations, and will assist the owner and contractor to ensure that the construction is executed according to plan, and will meet City Inspection requirements.
WHAT WE OFFER
PECK is a leader in the foundation repair and seismic retrofitting of existing structures in the Los Angeles region. We are construction efficiency oriented and will help you to identify the most effective solution that will save on construction costs.
PECK has in-house architecture, civil and structural staff who will provide the architecture and structural work required. We will modify the architectural floor plans and site plans as required to show parking clearances and assemble the complete architectural and engineering drawing sets required to acquire the necessary permits.
