Whether you’re new to Los Angeles or have lived here all your life, it doesn’t take long to realize we’re no strangers to seismic activity here in Southern California! You may have learned to live with basic tremors and the threat of an earthquake, but can the same be said for your home or office building? Unless it’s extremely modern, there’s a good chance your building isn’t up to the task. Modern construction technology has made it possible for us to renovate old, unstable buildings in order to make them more likely to withstand earth quack.
Perhaps you’ve already explored the possibilities of soft story retrofitting (also known as seismic retrofitting), and now you’re wondering how much it will cost you. But fear not– SoCal Retrofitting is here to answer all your questions! As soft story contractors with years of experience in the Los Angeles area, our primary goal is to make as many buildings as possible fit to withstand earthquakes and other forms of seismic activity.
Read on to learn more about the costs of different retrofit programs and foundation reinforcement of soft story buildings (a.k.a. older buildings that risk sliding off of their foundations in an earthquake). It’s important to keep in mind, however, that these are just general contractor scenarios meant to be used as a loose educational guide. All projects are different, and the length of time and cost of each will vary.
Smaller Buildings (Non-complexes)
Buildings with Between Four and Eight Small Units
While
even the definition of a “small building” varies greatly, this
structure usually has less than 10 units (apartments or office spaces) and
takes up one average lot space on a city block. It usually is only one to two
stories tall, including the parking area. If there is tuck-under parking
(as is the case with most soft story retrofit projects), there is typically
just one story above it.
Small building soft story retrofit projects can be relatively simple. One pro
is that they are typically on small, level lots that provide easy access to the
area that requires foundation repair. In most cases, there is also no need to
fully renovate/redesign the infrastructure or reroute the plumbing.
And while some small buildings may require a moment frame for support, many do
not. Instead, a skilled soft story reinforcement contractor is able to use
just a sheer
wall (sometimes multiple shear walls) and small grade beams for proper
support.
Estimated Cost for Small-Sized Building Soft Story Retrofit: Between $20,000 and $44,000
Buildings with Between 10 and 15 Units
Buildings with between 10 and 15 units (apartments or office spaces) may also be referred to simply as “medium-sized buildings”. These buildings also (usually) have at least two stories above their tuck under parking areas. They are also typically located on level lots that allow easy to moderate access to the affected structural areas.
The retrofitting project is more complex than smaller-sized, one-story buildings, but the good news is that the process is still fairly straightforward. In many cases, only a single moment frame is required for the primary structural wall (or load-bearing area), while the use of shear walls and small grade beams can suffice around the rest of the space.
Estimated Cost for Medium-Sized Building Soft Story Retrofit: Between $45,000 and $80,000
Building Complexes
Small Complex with Between 20 and 30 Units
A building with between 20 and 30 units (usually apartments but occasionally those used for commercial purposes) is considered a small complex. This type of building may take up more than one average-sized lot space on a city block, and it often has at least two stories above its tuck-under parking level.
Now, many small complexes come with easy to moderate access to the structural areas that need reinforcement / renovating. However, it will all depend on the specific layout of the complex. In some cases, there may be difficult to reach areas that will require some more extensive planning and work.
That said, the average small complex will require at least one moment frame with full length grade beams (in many cases just one is required). A small network of shear walls and smaller grade beams going along the structure’s return side walls (and sometimes other parts of the building) will work for the rest of the property.
Estimated Cost for Small Complex Buildings: Between $82,000 and $120,000
Large Complex with Between 30 and 50+ Units
You’ll
usually know a large building complex when you see one! Not only does it have a
large amount of units, but it usually rises at least three stories above a
tuck-under parking level. Access to its affected foundation / structural areas
can be anywhere from easy to moderate, and in some cases with older and more
intricate designs, difficult.
But even large complexes can be pretty straightforward projects. While more
than one moment frame is usually necessary for proper support, shear walls and
small grade beams can be used elsewhere. In some cases, cantilever columns may
have to be added, and infrastructure or plumbing may require relocation.
That said, costs for large complex buildings vary greatly due to their variance in size and complexity. Contact us today to learn more!
Estimated Cost for Large Complex Buildings: Between $250,000 and $350,000+
Common Seismic Retrofitting FAQs
Please feel free to reach out to us at any time to ask questions and learn more about how a seismic retrofit can save your building in the event of an earthquake. In the meantime, here are some commonly-asked questions with answers:
Q: How exactly is the cost of a retrofit project determined?
A: While the exact tools, brace requirements and complexity of the job certainly contributes to cost, everything really comes down to labor and time. The longer a project takes or the larger its scale, the higher labor costs will be. It’s that simple, and you should not let any other contractors out there try to convince you otherwise (we will always be very transparent about our labor costs).
Q: When will I know what my project is going to cost?
A: Because project costs vary greatly, we cannot give you an exact quote here. Likewise, the price quotes given ahead of time are only estimates, as the exact amount of time and labor required will only be known upon completion. In some cases the final cost will be more than quoted, while in other cases the final cost will be lower! Getting engineering drawings ahead of time will greatly help in attaining an accurate cost estimate.
Q: How can I save money on a retrofit?
A: The best way to save money is to go with an experienced, honest contractor like the experts here at SoCal Retrofitting. Be wary of any contractors offering extremely low prices, as it’s possible they will be using low-grade materials and generally cutting corners. Likewise, those that charge prices much higher than average may simply be taking you for a ride.
Q: Is my building too old for foundation repair?
A: The truth is that older buildings that are still in use in modern Los Angeles are the perfect candidates for retrofitting! The fact is that if yours is too old for the project, it’s possible it may have been condemned long ago. We will do a thorough examination of your building and determine what your reinforcement options are.
Getting Started on Your Soft Story Retrofit
Again, please keep in mind that the information provided here on this page is only meant to be used as a guide. Give us a call or send us a message today to learn more about how we can get your building in shape for withstanding seismic activity. We look forward to working with you!
