The term “Soft-story” is used to describe a level or wall of a building that has a significantly weaker lateral load resistance than the stories above it and the floors or the foundation below it. A typical soft-story building is a two-or-more-story building where there are living quarters above a large opening, such as tuck-under parking spaces, a parking garage, or series of retail businesses with large windows.

Per LADBS, buildings that are most vulnerable have been identified with the following criteria:

1. Consist of 2 or more stories using wood frame construction
2. Built under building code standards enacted before January 1, 1978
3. Contains ground floor parking or other similar open floor space

“Soft-story” buildings built before 1978—which typically used wood-framed construction—are more susceptible to earthquake damage and collapse since the structural foundations of those buildings are much less able to withstand seismic movement. This is especially so when lateral forces push a structure from side to side. Once the supporting walls fold, the upper floors can collapse crushing anything underneath. Past earthquakes have proved that soft-story buildings perform poorly and are vulnerable to structural failure during and/or after an earthquake.

A soft-story seismic retrofit addresses construction oversights found in older buildings by structurally reinforcing the weakest parts of the building, typically the lateral structural components. Structural retrofitting strengthens the building to better resist seismic movement during an earthquake, and to give ample time to tenants to evacuate quickly should the structural integrity of the building be compromised.

Per LADBS, from receipt by the property owner of the Order to Comply, the following timelines apply:

• 2 years: To submit proof of previous retrofit, or plans to retrofit or demolish
  
• 3.5 years: To obtain permit to start construction or demolition
  
• 7 years: To complete construction
  

Division 93 of Ordinance No. 183893 of the Los Angeles Municipal Code establishes mandatory standards for earthquake hazard reduction in existing wood-frame buildings with soft, weak, or open-front walls and existing non-ductile concrete buildings. The ordinance also grants authority to the Rental Adjustment Commission to modify Tenant Habitability Program requirements for purposes of implementing seismic retrofit mandates.

The Ordinance was enacted to promote public safety by reducing the risk of death or injury that may result from the effects of earthquakes on existing wood-frame multi-story buildings with soft, weak or open front walls.

Seen in the aftermath of the 1994 Northridge Earthquake, many multi-story wood-frame buildings with tuck-under parking performed poorly and collapsed, causing the loss of human life, personal injury and property damage. This lead to the determination that the structural vulnerability of this building type is typically due to soft, weak or open front walls.

Scope: This division applies to all existing buildings of wood-frame construction, or wood-frame portions thereof, where:

1. A permit for construction of a new building was applied for before January 1, 1978, or, if no permit can be located, the structure is determined by the Department to have been built under building code standards enacted before January 1, 1978; and
2. The ground floor portion of the structure contains parking or other similar open floor space that causes soft, weak or open-front wall lines, and there exists one of more stories above.

Priority Designations.

The Department shall prioritize its enforcement of this division as follows:

• Priority I. Buildings containing 16 or more dwelling units.
• Priority II. Buildings with three stories or more, containing fewer than 16 dwelling units.
• Priority III. Buildings not falling within the definition of Priority I or II.

General.

The owner of each building within the scope of this division shall cause a structural analysis to be made of the building by a civil or structural engineer or architect licensed by the state of California, and if the building does not meet the minimum earthquake standards specified in this division, the owner shall cause the building to be structurally altered to conform to such standards or, at the owner’s option, cause it to be demolished within the time limits stated in Section 91.9305.2.

Amended in Ordinance 184081, Time Limits for Compliance. The owner of a building within the scope of this division shall comply with its requirements within the following time limits:

1. Within two (2) years after service of the order described in Section 91.9306, submit to the Department for review and approval:
   1. A structural analysis and plans which shall demonstrate the building, as is, meets or exceeds the requirements set forth in Section 91.9309; or
   2. A structural analysis and plans which shall demonstrate that the proposed structural alteration of the building meets or exceeds the requirements set forth in Section 91.9309; or
   3. Plans for the demolition of the building.
2. Within three and a half (3.5) years after service of the order, obtain all necessary permits for rehabilitation or demolition.
3. Within seven (7) years after service of the order, complete construction or demolition work under all necessary permits.

Time limits for compliance shall be based on the service date of the original order from the Department. Transfer of title shall not change compliance dates.

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This bill requires an inspection of exterior elevated elements and associated waterproofing elements, including decks and balconies, for buildings with 3 or more multifamily dwelling units. The inspection must be conducted by a licensed architect, licensed civil or structural engineer, a building contractor holding specified licenses, or an individual certified as a building inspector or building official.

Seismic Retrofit Specialists holds all licenses required to complete these inspections.

Following the inspections, reports of the findings must be prepared. The bill requires the inspections and reports to be completed by January 1, 2025, with certain exceptions, and requires subsequent inspections every 6 years. A copy of the inspection report must be presented to the owner within 45 days of completion of the inspection and the owner is required to maintain copies of those reports for two inspection cycles.

If the inspection report reveals conditions that pose an immediate hazard to the safety of the occupants, the inspection report must be delivered to the owner of the building within 15 days and emergency repairs be undertaken, as specified, and notice must be given to the local enforcement agency.

Non-emergency repairs must be completed within 120 days, unless an extension is granted. The bill requires the local enforcement agency to send a 30-day corrective notice to building owners if repairs are not completed in a timely manner. Following that, civil penalties and liens against the property owner are authorized by SB-721.

To read the full text: