Legal Update: New Retrofit Requirements in Los Angeles Could Apply to You
What is a Retrofit?
A retrofit is an improvement to your building by altering or adding any structural elements. Please check when your building was built, when a certificate of occupancy was issued, and the type of construction in your building. The goal of the mandatory retrofit programs, under the ordinance is to reduce structural deficiencies and improve the performance of these buildings during earthquakes. Without proper strengthening, these vulnerable buildings may be subjected to structural failure during and/or after an earthquake.
What is a “soft-story retrofit program”?
There is a “soft-story retrofit program.” A soft-story building is a structure which has a weaker first floor and is unable to carry the weight of the stories above during an earthquake. The first floor generally would have large openings in the perimeter walls such as garages, tuck under parking or even large windows. From past earthquakes, multi-story buildings with weak and/or open front wall lines creating a “soft-story” (i.e. buildings with tuck-under-parking) performed poorly and collapsed. The goal of the mandatory retrofit program, under Ordinance 183893 and Ordinance 184081, is to reduce structural deficiencies by the most economical and feasible method. Without proper strengthening, these vulnerable buildings may be subjected to structural failure during and/or after an earthquake.
Is your building vulnerable?
Buildings that are most vulnerable have been identified with the following criteria:
- Consisting of 2 or more stories wood frame construction
- Built under building code standards enacted before January 1, 1978
- Contains ground floor parking or other similar open floor space
The program does not apply to residential buildings with 3 or less units. Property owners are sent an order to comply. Some notices went out in 2016, and others will be sent in 2017. The property owner must comply with the ordinance within the following time limits:
- From the receipt of the Order to Comply – 2 years
- Submit proof of previous retrofit, or plans to retrofit or demolish – 3.5 years
- Obtain permit to start construction or demolition
- 7 years to complete construction
Please visit the City of Los Angeles Department of Building and Safety website for more information. To be in compliance you should have a written plan in place, consider financing options to pay for the cost of retrofit, and get bids from contractors that have experience in this type of construction.
Copyright 2017 Nate Bernstein, Attorney at Law. LA Real Estate Law Group. All Rights Reserved.
The author of this article, Nate Bernstein, Esq., is the Managing Counsel of LA Real Estate Law Group, and a member of the State Bar of California and his practice concentrates in the areas of complex real est
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