4. More information on Buildings and Bracing

Major damage often occurs in buildings with a "soft" first story. Usually, soft stories consist of an open space with stand-alone columns rather than interior walls supporting the building above. Such spaces are usually used as garages, stores, or large offices. The first floor does not have enough strength to resist the horizontal shaking force of the upper parts of the building. Similarly, rooms added over garages of private homes or older split-level homes may not be adequately supported.

Damage to all of these types of buildings poses a threat to both life and property during earthquakes. These losses can be significantly reduced by strengthening structures before the earthquakes. Investment in strengthening offices and commercial buildings will reduce structural and nonstructural damage and may allow continuation of business after severe earthquakes.

If you believe a structure that you or your family uses is hazardous, check the books listed in additional materials. Ask the building owner what consideration has been given to seismic design and strengthening. Many civil and structural engineers and architects are trained and licensed to investigate the strength of a structure and to recommend appropriate action to reduce earthquake risk.

Extra ties can readily be added to strengthen older tilt-up buildings.

For single-family homes, ask an engineer or architect to look at your home while you are present and to discuss the seismic issues with you. This typically involves less than 4 hours of work, including travel. A written report or plans and specifications for corrective action may involve more time. You may want to ask for such an inspection before buying a new home.

Finding a Contractor

A contractor has to implement the detailed plans and specifications prepared by an architect or engineer. Contact at least three potential contractors. Discuss your objective and the steps they think are necessary to accomplish that objective. Check on the experience and reliability of the potential contractor. Ask if the individuals involved are members of a professional or trade association and check to see if that association has a code of ethics or standards for their trade. Ask them for names of customers who have had similar work done. Ask these customers not only whether they would recommend this specific individual or company, but also what experiences they had in accomplishing similar objectives, what problems occurred, and how these problems were resolved. Decide if each potential contractor has the experience and training necessary for your particular job. Ask for bids from at least three potential contractors. If the bids vary significantly, try to determine why. An unusually low bid may signal potential problems. Check with the Better Business Bureau. Ask the Contractors State License Board whether a contractorÕs license is current. You can apply in writing to obtain detailed information about the contractorÕs record. In California, any contractor performing a job in which the total cost of the project, including labor and materials, is more than $300 must be licensed by the CSLB. Determine how disputes will be handled. Inserting an arbitration clause in your contract may be a reasonable precaution. Is the contractor bonded? Do not sign a contract until you understand and feel comfortable with the details. Get a copy of the free booklet entitled What you should know before you hire a contractor from the Contractors State License Board. Send a mailing label to CSLB, P.O. Box 26000, Sacramento, CA 95826, or visit a local office: Oakland, 1700 Broadway, 2nd Floor, (415) 464-0964 Pleasant Hill, 367 Civic Drive, Suite 10, (415) 671-9899 San Francisco, 301 Junipero Serra Blvd., Room 206, (415) 469-6200 San Jose, 100 Paseo de San Antonio, Room 319, (408) 277-1244 Santa Rosa, 50 D St., Room 105, (707) 576-2192