What Is a Soft Story Building and Why Is Retrofitting Important?

What Exactly is a Soft Story Building?

If you live in Los Angeles, you've probably driven past dozens of soft story buildings without even realizing it. Picture a typical apartment complex in Hollywood with ground-level parking beneath two or three floors of apartments above. Those wide-open parking spaces are convenient—but they come at a price. The lower level has far fewer structural supports than the floors above, making it dangerously weak during an earthquake.

Why Should You Care About Soft Story Buildings?

Here’s the uncomfortable truth: when the next big quake hits, soft story buildings could be among the first to collapse. During the 1994 Northridge earthquake, over 200 of these structures in Los Angeles either collapsed or sustained serious damage, leading to devastating losses. Statistically speaking, soft story buildings are five times more likely to fail during an earthquake compared to properly reinforced buildings. It's not about scaring you—it's about facing reality.

To tackle this issue, Los Angeles passed an ordinance in 2015 requiring mandatory retrofitting of soft story buildings constructed before 1978. It's not just a legal issue; it's about saving lives and property.

What Exactly is Soft Story Retrofitting?

Think of retrofitting like giving your building some much-needed backbone. It involves adding structural reinforcements to protect your property during seismic activity. Common methods include:

• Steel Moment Frames: These sturdy steel frames help evenly distribute seismic force, acting like shock absorbers.
• Plywood Shear Walls: Reinforced walls built to prevent excessive swaying.
• Cantilevered Columns: Strong, vertical supports added to bear extra weight and stabilize the structure.
• Though anchoring is part of a typical raised foundation retrofit. This would not be a “soft-story retrofit”.

Together, these upgrades significantly reduce the risk of structural failure during an earthquake.

The Los Angeles Soft Story Retrofit Ordinance

Back in 2015, the city realized we couldn't afford another Northridge-level disaster. Ordinance 183893 requires buildings built before January 1, 1978, to undergo seismic retrofitting. If you own one of these buildings, here's your checklist:

• Verify if your building is officially labeled as a soft story.
• Hire an engineer to design a detailed retrofitting plan.
• Submit that plan for city approval.
• Complete the retrofit construction by the city's deadline.

Ignoring these steps isn't just risky; it could lead to hefty fines, legal complications, and liability nightmares if something goes wrong.

How the Retrofitting Process Actually Works

Here's the rundown of what retrofitting looks like from start to finish:

Step 1: Evaluation & Engineering Assessment

A qualified structural engineer visits your building to pinpoint vulnerabilities and craft a custom reinforcement plan.

Step 2: Getting City Permits

You submit the engineer’s plans to city officials for approval. They'll confirm everything meets current seismic safety codes.

Step 3: Retrofitting Construction

Contractors install the recommended reinforcements, such as steel frames and shear walls. The construction typically takes several months, depending on complexity.

Step 4: Final Inspection & Approval

A city inspector will visit your site to ensure the retrofit meets all safety standards. After approval, your building is officially compliant.

What's the Price Tag on Retrofitting?

Let's get real—retrofitting isn't cheap. Costs typically range from about $60,000 to $200,000, depending on factors like:

• Building Size and Layout: Bigger and more complicated buildings cost more.
• Condition of Existing Structure: Older buildings may need preliminary repairs.
• Quality of Materials: Premium materials and advanced methods offer superior protection but come at a higher cost.
• Permit and Inspection Fees: Different cities have their own fee structures.

Despite the upfront cost, retrofitting is substantially cheaper than repairing or replacing a collapsed building—not to mention the value of lives and peace of mind.

Financial Support & Incentives

Good news, you're not alone in covering retrofit costs. There are programs and benefits to help ease the financial burden:

California Residential Mitigation Program (CRMP)

This state-backed program offers grants to eligible property owners, significantly offsetting retrofit expenses.

Lower Insurance Premiums

Many insurance providers offer reduced rates for retrofitted buildings, leading to considerable savings over time.

Staying Ahead of Seismic Safety Regulations

Seismic codes and standards are always evolving. Staying informed about local regulations helps you remain compliant and avoid penalties. Plus, advancements in earthquake engineering—like base isolation systems and innovative materials—continue to make retrofitting safer, smarter, and more cost-effective.

Why Alpha Structural is the Go-To for Retrofitting in LA

Retrofitting isn't a job to trust to just anyone. At Alpha Structural, we’ve spent decades making LA buildings safer.

Here's why property owners choose us:

• Expertise: We have experienced, licensed structural engineers who live and breathe seismic safety.
• One-Stop Shop: We handle every aspect, from initial inspections to construction and final approval.
• Practical Pricing: We tailor our solutions to your budget without cutting corners.
• Proven Track Record: Thousands of successful projects across Los Angeles.

Don't Wait for the Big One

It’s not about whether another major earthquake will hit LA; it’s about when. Protecting your tenants, your property, and your financial future isn't just about following regulations—it's about peace of mind.

Call Alpha Structural at (323) 300-2195 today. Take the first step in safeguarding your building and community from earthquake risks.