Soft Story Retrofit Costs: Los Angeles Case Study | The Construction Show

My name is Alex Rodriguez reminding you You don’t need a contractor, you need a team of Pros Hey what’s up guys Alex with Bay Cities Construction here we’ve got a new signs up we have a great show today we’re talking about soft story retrofits we’re going to talk about resiliency we got a case study on soft story retrofitting on one of the projects so we put a proposal together in LA so don’t go anywhere my name is Alex Bay city’s construction we’re gonna have a great show today stay tuned hey guys welcome to the show this is our construction show if you haven’t heard if you haven’t seen this before please go ahead and hit the little button below and like us and sign up for the alerts we put together a construction show we’re live on Facebook and we also put the brot rebroadcast over on youtube and today we’re talking about software retrofit we’re talking about the cost we’re gonna talk about resiliency we’re also going to share some really cool podcasts that’ll get you informed on how to prepare for an earthquake so we’re talking earthquakes we’re talking software retrofits so let’s get started I always have a little PowerPoint for you want to bring you some attention to the previous episode episode 26 we talked about retrofit deadlines and resiliency you can watch on Facebook or YouTube at your convenience so tonight’s episode we’re gonna be talking to be remembering talking about Northridge it’s the 20th the 25th anniversary of a Northridge earthquake is coming up and I think it’s important to bring some awareness to the deal like we’re not talking about like you know creating mass hysteria or panic we just want to bring awareness to the reality of the situation what what are our threats are what are some of the things you should be thinking about it’s not a prepper broadcast today but it is designed to bring some awareness and give you some good information so that you know what to some of the pitfalls of living in Southern California are so we’re also gonna talk about the podcasts the big one we’re gonna we have a case study like I said in North LA pretty interesting cool building we’ve got some pictures got some plans already done and then we’re gonna talk about that and we’re gonna talk about what resiliency is if for those of you guys tuning in I’m gonna be giving some freebies away like we always do so we can have a little quiz question can’t help but do that as part of the fun so Northridge 25 years later let’s talk to let’s kind of recap not so much the negative stuff although we are going to talk about that but let’s kind of recap some of the little data points that are that are important so Northridge was at 4:30 in the morning it was a 1994 January 17th the magnitude was a six point seven killed 57 people and it lasted a little bit over 15 seconds wasn’t a terribly long earthquake but it was destructive these images are the top image where the bridge where you can see that column standing out that’s part of the five freeway over likens in Sylmar and the 10 freeway obviously collapsed I think it was over on La Cienega so those are some pretty substantial infrastructure damage and one of the things one of the reasons that we bring up these images right it’s it’s to to remind you that even though you’re you’re fine at home you know obviously nobody in my neighborhood it was no fire there was no there’s no major collapse but the aftermath you got to live with that right it took a long time for the 10 freeway and the 5 to get rebuilt to get cleaned up and rebuilt and that’s part of what we’re talking about when we talk about resiliency one of the things that one of the key causes of major damage was were fires this is like a little mobile home park deal where were fires can a broke out and destroyed a lot of them along Park in this case this was a rail a rail line derailment over in Chatsworth can’t let this Astra this was the in in North Hollywood I remember when I was I was doing I was

just out of high school in 94 you do the math and I remember parts of the the mall off the 405 and I’ll excuse me off the 101 that collapsed a big building bought the mall one of those malls that Celeste field now was heavily damaged this is in front of the hospital so this is part of the aftermath right like all of these people survived the earthquake but you got to deal with the aftermath 20,000 people were displaced overnight 112 thousand structures were damaged 20 billion in losses so at the printing of this 33 had died obviously not the whole you know then taken account of everything that all of the people that perished but the this earthquake was a six point six six point seven a little bit of after a little bit of aftershocks and I think some of the other data points this earthquake was over a hundred hundred miles deep or something I was pretty deep in in the ground so and and it is not most people think that it was you know it’s the the biggest the biggest that we remember on record because a lot of laws changed after this but it is nowhere near the full capacity of the San Andreas full capacity Andrea’s can produce a much stronger shallower earthquake than than what we experienced in Northridge and you don’t want to bring I want to bring to your attention for those of you they have soft story buildings these columns like these steel columns right here these are very very common effect almost like ninety percent of them have some version of this and you can see that this column snapped at the at the connection here and that that connection is a pretty heavy steel connection the this column here was embedded within the wall and then that broke and you can see the building just kind of crushed it came down about it looks like it probably crushed down about two feet it’s part of the five this is unfortunately where the LA police motor officer lost his life cleanup efforts after the fact a lot of the catwalks that looks like this whole front of this building the face came off this section that broke loose crushed the stairs so what did we learn we learned that there were a lot more fault lines that will then present than the new about and help by the way I give you one of our freebie cards I think we got we got a dinner card and we got some some coffee still to give away so we’ll hook you guys up I want to ever gets this for the first two to get this right and post in the comments below we’re gonna give you a freebie which one of these fault lines is the San Andreas okay so on here all of these all of these lines represent a fault line we live down here in the South Bay so you can see this is the Paul’s virtus Peninsula and there’s two significant fault lines this is all about Portuguese Bend which is an active slide area so and then for those of you that live along the coast Malibu and and the South Bay there’s a fault line right here which would most likely trigger a tsunami I don’t even know that you know so the reason that we bring this up it’s not to create panic or anything like that I think it’s just important that we understand you know what our geological situation is here right you know I think that for many years most of the residents of the South Bay of really Southern California in LA County we just don’t understand where we stand you know everybody knows the San Andreas Fault cuz it’s what’s most commonly reported but the fact that this map here is littered with a bunch of other fault lines you know it’s I think it’s good to know and by the way when the engineers are designing your when the engineers are designing the soft storage solution for your building they take into account the proximity of the building to the nearest fault line so fYI it’s an important data point along the 10 freeway it kind of tends like right here you know that’s probably about the 10 there’s probably three fault lines all the way there so you’re living west la we got fault lines going from east to west and north to south you got some fault lines going off the coast although this is more of the South Bay they’re like torrents and Redondo Manhattan Beach by the way if you live in a skinny house if you live down here in the South Bay where I live

I live in Redondo and you live on any of the streets that have the skis and for those of you know what a skinny is those are all soft store even though it’s a single-family residence so it’s a it’s definitely a weak house maybe we’ll do an episode on that so if you guys want to hear more about software retrofitting on single-family residence hit us up and well we’ll put some content together about that so let’s kind of recap a little bit about the the cities that have the mandatory ordinance la obviously has one West Hollywood just signed an ordinance in 2017 and Santa Monica also in 2017 so we’re gonna kind of give you a little recap on some of the retrofitting solutions so on a building like this in order to create resistance lateral resistance in this direction a commonly used methodology is a steel frame or a moment frame and there’s there’s three very well accepted methodologies there’s the moment frames there’s a cantilevered column and then there’s this the strong walls or the steel walls and Simpson makes them and Hardy frame also makes one and we have other content about that won’t go into too deep but you can definitely see some of the linked content on YouTube we have you go to Bay City builds every on Bay City builds it basically builds YouTube / Bay City builds we can go on to the software channel in there and we have tons of video about the different methodologies so there’s a few different tiers depending really on the size of the building how many units where how tall the building is this happens to be a complex over in Sherman Oaks in LA City there’s believed to be 12,500 buildings I think the data points almost half of the buildings have started some kind of a retrofit process many of them just got started with their plans but no we’re not nowhere near being finished in a hundred percent compliant but there are 12,500 buildings in LA City alone I think Santa Monica’s got like three thousand buildings – sure how many West Hollywood has but he’s less than a thousand less than a thousand I think about like this 90 80 or something like a darkness somehow that number sticks out sore so there’s there’s different priority levels if you have a four unit building you’re probably on the lower priority if you’ve got we’re gonna talk about that here in a little bit we have a downloadable thing that we’re gonna put together and we’ll also have a slide with the LA City priority list but these are examples of some soft story buildings and basically if you have uh if you want just a very layman’s understanding of what makes a building soft in the mind of the the city officials the city engineers if the first story has an opening that’s bigger than 20 percent of the length of the second story then it’s soft if the first story has an opening bigger than 20 percent of the length of a second story it’s a softer ability if you found that comment to be confusing just had our offices up send me a picture and email me a picture of your building at Alex at Bay city’s construction calm and I’ll walk you through how how the software designation is determined hey so I want to bring your attention to this podcast really cool podcast is called the big one it’s out of Pasadena City College it’s hosted by Jacob Margolis and he interviews experts and engineers and city officials and Preppers and they they have a lot of really good content I think you should you should check it out do we have a website for that for the podcast with an employment link okay we’ll put a link below and you can just hit the link and get to it so one of the kind of their takeaways is not to takeaways but I think a point to be made is that surviving the earthquake is the easier part statistically you’re probably not gonna die you’re probably not gonna get maimed but you will be affected the surviving that aftermath is the hard part and dr. Lucy Jones I was present during this uh this conference hosted by Simpson and she spoke she’s actually on TV all the time when they talk about earthquakes they like it seems like they have dr. Lucy Jones on on standby but uh she’s real smart lady she wrote a book the big once and it she talks about she’s a seismologist and she talks about not only earthquakes but also like natural disasters and being able to avoid the the the disaster part which is

the aftermath because you know we as humans decide to build in areas that we shouldn’t be building in and I’m reading her book now she’s got the book the big one site I bought it on Amazon and I’ve been reading it over the last week or so I’m almost halfway done with it it’s kind of been feeling you know reading a little bit here and there she did the book is really good top goes back she talks about like she goes back in ancient times and then comes back in on on current times and talks about current disasters women within our lifetime that she talks about ancient disasters and what what people’s thinking it’s amazing I think she does a very good job of telling the story of how people behaved prior to an earthquake like one of the most common things that I get when I go do a site assessment and meet with building owners is like all this building has been here since the 70s and it’s still standing and it’s gone through all these earthquakes and most people don’t understand and I used to say that too I don’t you know it’s been around for this long you know but we what we don’t understand what I didn’t understand what many of the building owners don’t understand is that we have not had an earthquake as strong as the San Andreas can produce in over two hundred years so we haven’t had the big one we had Northridge was which was a six point six but we haven’t had something like in Alaska where it’s a seven or above and San Andreas can produce has the potential and has the the scars on on the on the earth that have studied by the seismologists have clearly shown that it produced earthquakes much bigger than seven so we haven’t had the big one yet as I guess is a long you know long story short we haven’t had the big one yet and those buildings built the 70s haven’t experienced the kind of trauma that a big earthquake will so earthquakes are inevitable disasters aren’t disasters are basically what occur because we as humans didn’t take didn’t take enough caution in building structures that that could survive it so the big one podcasts might show you a little clip of it tell me what you think and we’ll be right back I love Los Angeles movie stars surfing one of the most diverse cities in America some days feels like paradise but any second now that could all change because the big one is coming we’re better prepared for the big one than any big city in America which is to say we’re woefully unprepared an earthquake so large that Los Angeles you know will be gone it’s gonna be chaos thousands of fires will break out all over the city the power will go out clean water will be scarce they don’t understand that it’s not gonna be just one big shake but it’s gonna be thousands of shakes for months or years there’s nothing we can do to stop it but we can get ready hey so what’d you guys think just give you a little snippet I wanted to bring this to your attention you may not have realized that this podcasts on so check it out on your you follow the link below once we post it on another cool little piece of information you should know is le cities put together this app it’s called the earthquake early warning system and it’s downloadable obviously on iOS and Android it’s called shakealert la you can see our Mayor Eric Garcetti sporting it on his phone we’re going to put together also funny download from FEMA you give us a supposed to be up by tomorrow so give us a little bit of time but though we’ll go and put a click a link below and you can download the earthquake safety checklist put together by FEMA it’s actually a really good checklist I have a physical copy of it and I thought it would be a good thing to add for your info so it’ll be a free PDF download you can also visit us after the fact over at the soft story retrofit slash checklist and that’s basically you know our companies obviously named basically these construction but we put together a website just for the software clientele to educate them and keep them up to date on what’s happening with the earthquake and software retrofitting ok so we’re gonna talk about a case study this is a property over in Highland Park I just live in Highland Park want to talk to a little bit about the process in LA so it’s pretty easy three steps once your

plans are proved you have to file but we’ll do that for you but you file a tenant habitability plan which basically is a 25 day notice to all of your tenants to make sure that they know that you’re going to be doing this earthquake retrofit we filed a THP with city and we are able to get your permits and then we can start building 25 days after so typically step two is we order all the custom frames so if you’re going yet Simpson strong wall or a hearty wall excuse me a hearty frame or Simpson strong frame or if you’re gonna get a custom build cantilever we order that during that time the 25b time period and then step three you start with construction and we have a bunch of construction pictures right now that we’ve been posting so take a look at those when you give chance we’re going to put together we’re gonna start organizing them into albums so they’re easier to see so this is a 10 unit building over and like I said in Highland Park and it’s an interesting building because of the way that it’s built it’s got some overhangs so these are cantilevered by the way whenever you see a span of the building that overhangs like this that’s called the cantilever this happens to have a cantilever in two directions which makes it soft on two directions so I’m sorry a correction I stand corrected this is actually an 8 unit building in hyde park so it’s a multi-family building it’s a zoned art for approximately 550 200 square feet building 64 all of this little pedigree information here equals 2 it’s a software building that’s mandated to be repaired now we didn’t do the plans for this one the property owners hit us up and asked us to get a to give them a quote on it so we haven’t gotten this building yet but I do you want this building because it’s it’s it’s a cool project so you’re its cantilever down on both on to two sections right from from here to here that’s considered cantilever it out and basically from here to there some plumbing one of the first things we look at is what’s affected in addition to the structural part the kind of like the hidden costs are how much plumbing has to be relocated or messed with in any way in this case it’s this whole section is going to be diaphragm frame meaning the stuck hose gonna be peeled out and we’re gonna put in plywood so we’re gonna have to disconnect that and then reconnect it again it will happen the same day and then on this section here we’re going to put some moment we’re gonna put some cantilevered columns there’s three cantilever columns on this job so it’s two along this wall in front of the wall and then there’s one over here I’ll show you I got actually have some plans took some pictures of the plans I want to take a close-up a lot of times there’s stuff hidden behind these storage containers so when you call us out for an assessment you know you should probably get the keys so that we can peek in here or at some point we should peek in there and see what plumbing is in there and stuff well in this case like I said it’s kind of a little bit close-up shot so there’s gonna be a steel frame here and a steel column so I still call them here in a steel column here just on this shot and then here this is a little bit closer shot close up of a shot and there’s gonna be a big heavy beam here that’s gonna be a beam that probably weighs about 100 pounds a foot so it’s gonna be well over a thousand pounds so this is the the snapshot let me just kind of walk you through what this means cuz you know for the layman this is you know could be a little bit of chicken scratch so these little H’s these are eye beams or eye columns steel beams steel columns here and here and in between this section here the it calls for a new wooden beam that’s gonna connect this guy with this guy there’s an existing beam that goes this way but we have to add another piece of wood beam this direction and then the big heavy beam is gonna be this guy here which is a w 10 by a hundred that’s a very dense beam it’s it’s much bigger than the one on this side the one on this side is a W 1468 which means it weighs 68 pounds per foot per linear foot this one weighs a hundred pounds per linear foot so it’s a lot bigger and if you’re curious about what these little diagonal lines mean this this means that we we have to once we’re done with all the framing the hardware install we have to put together some plywood some structural plywood underneath so when we peel the stucco go to bed previous picture we’re gonna peel the stucco in this section this whole length up here and then we’re just nail

structural plywood to that so that’s that’s that and then there’s a series of of blocking and and hardware that’s installed along here and here so so just so you we get some clarification in an earthquake the the building kind of oscillates right so it moves in all directions okay so but the building is the ranked a big rectangle so as far as the building is concerned we have to keep it from moving this way and we have to keep it from moving this way well not keep it from moving but create resistance so that it doesn’t move more than then the apex of what will cause it to break so all buildings can move you know can can move and then there’s a certain amount that once they do move they actually break so the hardware that we’re putting in here though the retrofit solution is supposed to create enough resistance to keep the building from from from failing right when it breaks and it collapses so that’s that’s what we’re definitely trying to avoid so let’s talk a little bit about the concrete that has to happen the concrete structure that you won’t see when we talk about a grade beam GRA de a grade beam it’s basically below the level of the existing slab or asphalt and in this case there’s two grade beams there’s one that’s about 19 actually looks like 21 feet long this way it’s huge and there’s another one this way which is almost 30 feet long so they’re pretty pretty darn big pieces of concrete and then this is all reinforced with rebar and a ton of steel in there and the idea is that it create prevents the the base of the column from slipping or moving it creates a solid anchor point for the building and then that that resistance gets carried from the foundation the column to the subfloor and then in many cases to the the actual walls and we use hardware for that so let’s look at what it looks like once its installed this picture is a good representation of a post that was completely removed and replaced with an i-beam that’s what she looks like she’s primered and eventually she’ll be painted this is what this is the representation of what the gray beam structure looks like that’s reinforced with rebar and these are all stirrups this is very specific spacing of the stirrups based on the engineers design and this is the same building that I showed you an image of where moment frames were used but in this case the we would be using a cantilever call and many many buildings you can use this not all of them but it is one of the three most commonly utilized methodologies you’ve got moment frames cantilever columns and steel walls and again if you want to learn more about that visit it and watch some of the other videos where we talk about that okay Construction projection time people ask all the time how long is this gonna take so when we do um a job scope where we identify all the tasks that need to get done we come up with a price and we also eventually come up with a projected schedule so on this particular project we’re projecting 10 days of demo and excavation so I mean you may be thinking oh that’s a lot of time well the the devil part of the stuck one on that is pretty quick the excavation and prepping the area is the lengthy part framing 15 days concrete work creating the structural rebar cage 15 days is very plausible and then installing the steel columns and then the after the connections that go along with it three days typically it takes two days but we leave ourselves an extra day in case we have an issue and then the stucco repair after everything’s said and done the stucco has to be repaired and there’s dry time and stuff so we’re calculating a total of 62 days and there are some contingency days worked into this deal so many of you may be wondering hey what’s this gonna cost where does the money go that type of stuff so I put together this pie chart to help people understand where their money is going and if you can post what you think this

is gonna cost this project that’s gonna cost I’ll give up I’ll give you free cup of coffee to your gift card to whoever gets to the closest so what do you guys think how much do you guys think this project cost forty thousand dollars eighty thousand dollars hundred and hundred thousand dollars two hundred thousand dollars going to post your comments below we have any we have any viewers here that are posting stuff actively yeah so for those of you watching what do you guys think post something below me giving away some coffee man I got to get the risk of these gift cards I actually have a question for to the viewers they want to take them oh cool I’ll take I’ll take a question while we’re we’re getting some responses on you go for it what’s a question yeah so one of our viewers loose as how long does it take to complete a retrofit project does it vary depending on the size of the structure for sure it definitely varies so we go back here this is 62-day project we’ve seen projects where they’re 40 days and there’s we put together we got a set of plans for property that required five moment frames and I think it was like four months so yeah it definitely varies from project to project and we give a projected timeline for the project on a case by case basis that’s a good question what about from plan from design to completion so okay so we can get the plans done in four weeks submitted to the city the city is taking about 35 days I think we have some 30 yeah 30 8:30 3835 days to to look at them for the first time and they’ll give us a round of Corrections we get the Corrections done within about a week and a half let’s resubmit them and I think the the getting the project design the soft story design is going to be four weeks probably going to burn about six weeks with the city could be eight most likely six and then once that’s approved then we need to wait 25 days for the tenants to get notice so I guess three months from the time that those four months from the time that you contact us to the time that we’re ready to go to construction and I think a lot of people have that question because they want to you know allocate their funds and set their funds aside and all that stuff so so that’s good to know yeah you’ve got if you started today if you have no plans you’re probably looking at about four months before you can actually go to construction if everything goes right good question we have any other questions no yeah I guess follow up question from from news she asks does this include time required for permits which I think you just answered yep yeah so so yeah the the permit down time or not the permanent the plan check down time the permits you can get right away it’s the plan check time that’s running about thirty-five days three that working date THP notice is 25 days so from the time your plans are approved we file the tenant habitability plan with the city your tenants get notice and we handle all that paper or gonna have to do any of it your tenants get notice and then we get strict work twenty-five days after that and we’ll put it we’ll put it on the schedule all right so I’m gonna tell you how much it is two hundred and one hundred twenty-five thousand dollars what’s this deal we’re actually seeing that projects that are this size unit buildings that are eight to maybe 14 units the the mean price is about like 115 115 120 ish so it’s pretty common so that’s what this is hey do you guys think this is useful helpful I’d like to hear what your comments are do you guys like seeing this as a percentage of the project link you can see that the the hardware the concrete work and the steel they’re they’re the biggest components of it right if you had a lot more moment frames you’re probably going to have this number go to be closer to 30 and your excavation would be even bigger because the more steel you use the more great beams you need and it affects that price so this is basically to two steel beams so you’re looking at probably spending uh collectively what is that seventeen thousand dollars and demo excavation mostly it’s gonna be excavation so here’s your dear deadlines if you want we can also send you or you can download these slides so you look at it later or we have this really cool little pamphlet that we can send you out we can send you out if you hit hit Brian up at Brian at Bay city’s construction comm we got all those little deadlines just a little pamphlet

yeah will include the emails below if you need if you haven’t started doing anything and you’re getting close to your deadline date we can also file an extension for you we can do that ASAP so if you if you’ve kind of procrastinate you’ve been kind of waiting on figuring out what to do hit us up and we’ll file an extension for you in behalf I think it’s the first ones like 200 bucks so it’s not too bad consequences if you don’t do anything you get a lien on your place got a $660 fee eventually another 2003 at all are fine and possibly a little jail time so don’t ignore it all right so let’s talk about resiliency about resiliency so what is resiliency why is it kind of a little tag phrase why are we even talking that the reason we’re talking about resiliency is because we like like dr Lucy Jones says you can’t avoid you can’t do anything to prevent an earthquake from happening but you you can’t take some action to prepare for the earthquake and resiliency is basically how we’re going to respond to a natural disaster right so in many cases in most cases the people that lived in a region of a natural disaster they just end up moving away so how are we planning as a city as a neighborhood as property owners to protect our investments protect our families and this idea of of resiliency is kind of a mental model for taking on that endeavor so Ellie has a city based on you know passing this ordinance I’ve talked to a lot of people that have a lot of different opinions about it and many people I think they’re first their first response is to say that it’s kinda like a money grab or you you know you’re you’re being forced to spend money on stuff that’s not necessary you know etc the truth is that it’s taken a long time for the city to be able to even have the political will to get something like this initiated because of obviously the expense of it and it’s it’s for good reason you see parts of like you know where Katrina happened you know people permanently left and didn’t come back there’s there’s neighborhoods there like a bear wastes wasteland so we don’t want that to happen here in LA and we want to be able to be resilient and you know we for those of us that are Angelenos we love living here and we love California and wouldn’t want to go so we have to plan for it we have to do a better job of it and I’m really happy to be able to be part of of this movement that’s making LA and really LA County safer of California safer so that’s really why we’ve put this together to bring some awareness and it isn’t it isn’t just the software retrofit I think that that a lot of us have forgot you know we it’s been a long time since we’ve had a pretty big earthquake and we’ve forgotten the importance of preparing and really the the impact that it’ll have after the fact I think that’s one of the biggest biggest takeaways that I want you to take from from this presentation today is to reflect on how you would be impacted how your work would be impacted how your business would be impacted your kids schools how you move around in the city how we commute from how we get from you know how we move around in the city and and and how we’re gonna deal with the aftermath right so as far as the engineers go there their first mandate and you should know this the most of these designs they’re designed to keep the building from failing they’re not designed to keep the building from getting red tagged so you have to have that conversation with your engineer with your contractor and see what you know what you’re gonna design the seismic what the seismic design is gonna be able to resist so so think about that as the code is right now it’s at a minimum it’s gonna your building will not collapse but but the the code does not mandate that the that so much reinforce may be put in that it that it won’t get damaged okay a lot of the plans that I’ve seen are pretty robust you know the software retrofit solutions are pretty pretty intense but you should definitely have that conversation with your engineer so this picture here we have dr. Lucy Jones this is a former president of SIOC and I think these other folks here representatives of the city of Los Angeles the different departments that deal with earthquakes

and I think this gal here works for Simpson so let’s let them I want to show you what an 8.0 simulation looks like so don’t go away you all right so how did you fare how’d you fare on the earthquake 8.0 it’s a big one do you know that from six point four to seven it isn’t just like an incremental change it’s pretty huge and from six point five or six point six point six which is what a six point seven I think was with North Northridge was to eight it’s like it’s like catastrophic difference right so like like if you think let’s how many of you if you lived on the East Coast you know like a category five hurricane versus like a kind of a stage 1 or stage stage 2 so stage 1 stage 2 it’s it’s kind of like you know okay it’s windy okay it’s raining and then you have a category 5 that’s like Andrew that’s catastrophic like 170 miles sustained winds or 150 miles sustained winds so any point oh it’s that it’s catastrophic event so hey look guys I’m I’m definitely not a seismologist I just want to bring some awareness to the situation want to help answer some questions that you have you have any construction questions do you have any rest seismic retrofit questions look that I’m an expert at construction questions I can answer we have any questions we do have some questions from summer meters but before that we have a comment from a viewer as well Luz says great information very helpful for people wondering what that had to do with those city notices yep yeah take some action you get we can do a free assessment for you by the way send it over what else oh yeah yeah send us send it up to software retrofit Alex at Bay city’s construction calm or you can also send it to Brian BCS construction calm but you can give us a call at eighty eight eighty one seven three five five so what questions we have the first question from one of our viewers is well how much can I expect to pay for engineering engineering is between fifty five hundred bucks to ten thousand dollars there’s some stuff that’s maybe team 20k if it’s a huge building we actually have a blog article about that you can you can go to sastra retrofit pros calm and go to the blog articles and we can I think that blog article is titled the average engineering costs or how much the engineering cost we have like it’s a it’s a I think it’s a pretty informative article so check that out another question is well a retrofit prevent all damage during an earthquake a retrofit will not prevent all damage to building will probably be damaged you have to be very specific on on what level of protection you want because you can add more steel heavier steel more resistance and the more of that you add the less likelihood that your building is gonna get red tank after a retrofit it’s like your buildings not gonna fall that’s for sure but how much damage you’re gonna suffer is is is you know it’s hard to tell unless you designed for you know much bigger three I think the average design yeah is for seventy percent of the maximum perceived earthquake of the nearest fault so you know for whatever that work that’s worth the thing with earthquakes – it’s not just about the magnitude right everybody talks about the magnitude the the other issue is how shallow was the earthquake so if you have merica that was really deep think about it there’s a lot of space for those waves the pns wave to dissipate right if the earthquake is shallow even though it may not have been high on the magnitude you’re gonna feel like it was insanely strong right because you don’t have that dampening effect of having a lot of soil and rock and material between where the earthquake epicenter actual breaking point was and where your house is or your building is so there’s a lot of things in play so but it’s definitely worth having that conversation and you

should be aware that you should have that conversation with the engineer another quest I think they have plans right because they’re asking should I bet out my project I think that you should I think you should get some pricing from a few people um I think that you should not make the decision of who to hire based on the price you should definitely be individual centric okay and I’ll tell you why we have a blog article about that about cost of construction very seldom does any construction project actually get built for the original contract amount in fact I would say probably 99% don’t there’s a change in the price not because not just because there’s that there’s people just up charge for stuff that should have been included already but you may have to remove a pipe you may have to reinforce some part of the building that was covered by stucco or covered by concrete you may want to fix an issue with the structure that has been in bad shape for a while you open up a wall there’s there’s termite damage so don’t go buy just the dollar figure on the bid you you you really want to feel like the contractor you’re hiding your you are actually hiring is a good fit for you on a personal basis it’s somebody you can work with because you know they’re gonna be working a project for you know six eight weeks some cases even longer so you want to feel like you’re working with somebody you can trust them that you like working with them and I think that’s a lot more important than just looking at the dollar figures so you should talk to a few different people I mean how many I don’t know talk to as many as you feel you need until you find the one that you feel comfortable with I don’t think three is a number I think I’ve worked with people that haven’t hired haven’t looked around on they basically did some research on us I mean and we clicked as a customer client and then I’ve had I’ve had other customers that have gone through ten people because they just didn’t feel comfortable with the people that they’re running into so so I don’t know I think it’s a it’s a people business it’s a people interaction and you should concentrate on the folks you’re working with on the individual what else we got one of our other viewers is asked you can my property still survive even if it’s enough liquefaction zone we have a lot of liquefaction area here so liquefaction is is basically or the soil when the soil behaves really weird with the the water content in it and it turns to liquid when the shaking starts and you know if you think about when you’re a kid like you put sand you have the beach and you put Sam in a container and there’s water in the container too and you shake it around and the sand just does this this weird motion well what ends up happening is when it when you have a structure on top of that the structure actually sinks or parts of the structure sink and you have a big problem that’s it that can cause a catastrophic failure luckily like in West LA the building like one of the buildings we’re working on right now it looks like it was built on on you know on bad soil so there’s some very deep caissons on there where we’re tying into so you know the soil place has a big role in it and it’s it’s gonna be the engineers are gonna make your design based on the soil conditions in some cases you may have to pay a little bit extra money and get a sales report done so that’s something to think about too if you know that you’re in a liquefaction zone or you know that the soil is it’s got some issues you’ve got a lot of clay in your soil you may want to get a soil report done but not all not all jobs the Sol’s report is required so it’s it’s one of those things that if after the fact it looks like the soil is in bad shape most of the plants have a little note on there says that you know the engineers should that the property owner should get a soils report if if the soil in the field is discovered to be an issue it’s a good question another question is besides our retrofit what else can I do to protect so one of the key things is you need to make sure that anything that can cause a fire is squared away you should probably have more fire extinguishers than you have they should probably be bigger than what you have you should be looking at your if you’re in the city of La most likely you already have a mandated earthquake shutoff valve on the gas lines if you don’t you should get it I know that we met up with a vendor over at the AOA show that provides those and if any of you are interested in that we can forward you over their info we don’t

you know we don’t do that but but anything that can prevent a fire make sure that the your fire alarms are working good but I would think that you have to understand in a big earthquake you cannot expect that the fire department is going to show up if if they can’t get to you because the roads are damaged there’s gridlock that fire will burn look at what happened in Malibu and you could see that there’s fire crews that are maybe four or five blocks away and and the houses that are there are on fire so you should have more fire extinguishers than you think you need most buildings may have three four you probably need something like eight or ten and relatively speaking the fire extinguishers they’re cheap you know so get a few get definitely get a few more fire extinguishers you may even want to consider a larger dimension water line that the with a fire hose and and and stuff that the tenants or the property manager can deal with and look you have to assume that they’re not gonna come I think people’s biggest mistake is that they assume that somebody’s gonna come and rescue them and and that’s not going to be the case you know I lived in LA during the riots and la burned for over a week with zero police response in certain sections so don’t assume that I mean just recently you can see the fire departments were overwhelmed in Malibu and a ton of houses burned up north it was even worse so you have to take responsibility for your for yourself for the safety of your family for the safety of your tenants and I think that that mindset mind-set shift is probably one of the most important things of when you’re considering preparing for for a natural disaster another question is I got a notice letter in the mail but I want to find it sure that isn’t even worth it well I get probably one of these calls every week I don’t know sometimes you should it depends on your building if you’ve got two storeys above your parking garage you should probably not fight it but I’ve seen buildings that you know are not very well maintained and they’re not for whatever reason they’re kind of hammered people don’t take there’s other two other building owners that take a ton of pride in their buildings and and their legacy building so if you did some type of a retrofit before and it looks like it’s pretty strong you may want to consider fighting it I think that that it’s important for you to take as a property owner look I mean you may not want to mess with it I would say um in some cases if you don’t want to spend the money you don’t want to go through the aggravation of the retrofit maybe sell the building maybe that’s the best thing to do and buy a building that’s not under this mandate you know use the money you may have some equity now on the building and go buy something else so I think that that’s a very personal decision to make and there’s you know I think people are gonna have very different opinions I don’t know what are you guys thinking for those are you watching what do you guys think that a property owner should sell the building if they don’t want to do the retrofit or should they keep it and do it or what what else would the if you’re a fellow colleague property owner what are your thoughts about that I think that’s gonna be a better question for the community to ask let me to answer you the follower is asking I guess they’ve done some research so they want to know our special moment frames better then cantilever two columns no there there there isn’t one that’s better than the other they’re different the cantilever columns are a way to keep the cost of construction down the special moment frames are a way to mitigate the cost of the repair after the earthquake so Ken Lehrer columns there is no repair if a cantilever column is damaged in an earthquake you got a cut and torch everything out you got to break up most of the grade beam you got to almost redo the entire job a special moment frame like the Simpson moment frame it has a fuse system where it’s that it’s designed to break or to distort at a certain section and again we have a blog article about that where we we compare moment frames it’s definitely on our softer retrofit pros comm website under the blog and we have a video I think it we did a webinar on that too at YouTube slat /b CD builds well you have a Facebook you know what happen and if you can’t find it just send me an email assembler in an email and we’ll we’ll hook you up with with a direct link to it another question they’re asking about the parking is well tenants have to park in the street during a retrofit well their spaces become narrower those are two very common questions they’re good questions

sometimes the the space does get smaller but the city has a minimum mandate so it’s like seven point it’s seven feet six inches I think is the minimum clearance between the posts the tenants will be kind of the parking will be displaced for a few weeks or significant part of the retrofit it really is gonna do bad that is is gonna depend on your building the access to your building there’s some buildings have great access there’s long driveways people can park you know between the building and the sidewalk and there’s still a lot of space and you’re not on the sidewalk and then there’s other buildings that everything’s crammed in there and it’s a Manor so it’s really gonna be building specific we put down stuff to cover the trenches and we we try and and mitigate it as much as possible some people talk about putting in steel plates it just depends it depends on on what it depends on your building and and those are one of the things we’ll definitely talk about when we do your site assessment it’s a great question anything else yeah a couple more questions how long does it take to get plants approved the plans approved they’re gonna take about two and a half months could be three and the more you wait like if you guys if you guys wait the closer you get to so so the city divided all of these buildings by priorities run a party one two and three as you get closer to any of those deadlines and people are getting pushed against penalties there’s mad dash of the man to get the plants done because the minute that you start the plans and you submit the plans you’re not gonna get a penalty okay so when you get closer to those deadline dates the anniversary dates to the deadline it the the amount of time that it takes the city of the process and goes up so it’s been creeping like the beginning of last year it was twenty days now it’s up to like 35 days so what is that it’s like a 50% increase so you know you could expect it to be longer as as time progresses another question is what is the cheapest most affordable retrofit solution typically a cantilevered column and in combination with Simpsons strong walls or hardy panel hfx panels which are stainless that excuse me they’re steel panels that those methodologies are are very commonly used in the probably the least expensive but I don’t look at it as just on the expense part because sometimes a moment frame even though the moment frame is more expensive in itself as a material the it permit may prevent you from doing a bunch of other other other Hardware pieces other framing on the building so I remember at the beginning of last year we priced out a job it was like $300,000 and they had no moment frames and I I feel like if it did have and frame the property owner could have made me save fifty sixty thousand dollars on the deal even though the moment frame was poly like twenty five thousand was a huge moment could have been a thirty thousand dollar just for the materials on the frame but there was so many plywood sheer walls there’s so much stucco being ripped off the walls and then reinstalled that I think the moment frame could have mitigated all that additional work so we will answer that question for you specifically when do we look at your your project and we do a site assessment we’ll talk about why we we chose one methodology over the other and we’ll talk about you know what are you what’s your game plan for the building are you gonna keep it forever are you to sell it within a few months or a year so those those are all inputs on making that decision it’s a good question another question is do you think retrofits will be required statewide eventually well uh yeah I think so I think San Diego some cities in San Diego are talking about it San Francisco pretty much all of the designs are done now they’re just doing the construction work form because they’re on the tail end of the deal so you know the three big cities is um San Francisco LA San Diego maybe Sacramento they’ll do something like that but I think in our area in LA County all of the peripheral cities are gonna adopt it because le city is always the first to market so to speak they have a very big building department and they have a lot of consultants from SIOC that helped put together the process is in place for you know for developing the

criteria for the software retrofits so yeah I think so I think at least I think I mean if you look at that map where all those fault lines are you know if you’re cities around any of those things anywhere even you’re close to it and it’s a building’s old you know I think that city’s gonna adopt some type of retrofit standard I worry about the South Bay I about you know I’m a Redondo Beach resident and we have hundreds of single-family residences that are soft story and and I’ve done kitchen and bathroom models down here for you know the last ten years and you see that structurally a lot of these houses are are not very structurally sound earthquake wise you know vertically they can carry the load but the seismic load done I don’t think so so I worry about those and I don’t even know if those will ever be mandated but I think if you own a skinny I mean your house is worth a million bucks and some of these neighborhoods you should really be considering software retrofit even though it’s gonna be a lot cheaper to building super small by the way one of the things that that you may be able to it could be a kind of a hidden a hidden bonus you’ll be able to once you do the earthquake retrofit you’ll be able to get earthquake insurance at a very reasonable price through the state earthquake Authority so I think we have some content on that on blog articles what else we got another question is asking about our services how much does retrofit pros charge for engineering plans typically you can get engineering plans for under ten thousand dollars depending on what your your building looks like so six ish I think we’ve run a deal for like $6,500 it really is very building specific so we have to do an assessment on the building and see what its gonna take but we’ll get you your plans that are four weeks for sure else we got somebody that I think lives in an unincorporated area there’s they’re asking what if I live in an unincorporated area of LA can i still retrofit my rental property yeah in fact we’re looking at we’re pricing out a few projects right now here in Torrance there’s another one that we’re pricing out over near Pomona and these are legacy buildings big buildings that well no no big buildings and I think one was like 15 units yo was a lot much larger building I think it was like close to 30 units but their legacy buildings in they don’t want to I think they want to refinance you see that some of these bigger projects the banks are gonna mandate it even though city may not have mandated but the banks want to be protected because they know you have a big earthquake you know they stand lose big money especially if they’re lending out seven ten million dollars on a building they want to make sure that their that their collateral is protected so so you may have some other reasons to retrofit right another question is what other cities will be requiring retrofits I think everything that’s around LA City within driving distance Oh Burbank Glendale has Pasadena for sure Beverly Hill Beverly Hills is like they’re almost there luckily they don’t they don’t have too many buildings they definitely I think them Beverly Hills may have less than a thousand buildings so but yeah all of the peripheral building of all the peripheral cities I think collectively we’re probably looking at maybe thirty thousand buildings within LA County eventually they’re gonna be retrofitted Torrance to Torrance is talking about it in fact I think we’re going to be part of the Advisory folks that are gonna help the city come up with some of the policy because we’re in Torrance so it makes sense for me for us to pitch in and see we can do another question I think they’re talking about about homes our rest our seismic retrofit required for residences no no three units in below they’re not required but again I think if you’re if you got skinny you should really consider it tall and skinny another question is you talked about a couple minutes ago they’re asking our soils reports required for self storage bins surprisingly no you know if you do an addition the soils report is required if you’re an expansive area they will require expansive soil which is like clay if you go super heavy clay so no not always that’s not like in Torrance if you’re gonna do an addition you gotta submissives report done that’s just part of the deal but LA City not so much and I think our last

question is how can I find an engineer to work on my retrofit do you have one you recommend well we we can do the engineering for you obviously if you want to do a little bit of research you can go on to the SIOC website we could put a link below and that’s basically the the professional organization for engineers structural engineers here in California remember which I am a member of that’s right yeah they have a list on their website if you go to see I think it’s C org they have a member list that’s public and you can look at it there if you want to talk to us about it please by all means give us a give us a call or send us an email so what else we got all right if you want to learn more please go to sastra retrofit pros com I hope you enjoyed the show we have tons of information for you so that you can be better informed and on here we got some strong walls so steel walls you gotta this happens to be a hardy frame and that’s a steel column custom column hey find a trustworthy retrofit contractor it’s not an easy thing finding a contractor I think that you can trust is not an easy thing so take the time to interview people and learn more about them get an idea of how they work you can definitely come check out our blogs at softer retrofit pros comm I built this website for you guys ok this is for you guys to learn actually Brian and I did Brian did most of the work but we put together I paid for it how about that Brian’s in there shaking his head we put this website together for you right we’ve put a ton of energy a ton of blood sweat and tears to launch this site and it’s for your benefit it’s for you to learn what its gonna take to get it done you can see that it’s not salesy this this website is really just it’s based on a value proposition to you I want it to along for you to understand what it’s take get your building done so that you know you can feel comfortable with the process and you know hopefully we can earn your business along the way you know if you feel like we’re a good a good match for you so we got dozens of software and retrofit articles on there and if you go to Bay city’s construction comm there’s hundreds of different articles about all sorts of remodeling on there so thank you very much for watching the show this is us this is our contractor license we’ve been doing residential construction for 15 years and we’ll provide a turnkey solution for you architectural engineering city representation will manage your project and get it built so don’t miss our next episode go ahead and sign you know click on there click on like and you’ll get an alert the next time we go live we love Facebook we love YouTube so follow us on any of those platforms so we’re gonna be moving to Thursday nights here pretty soon Tuesday’s a little too crazy a lot of stuff happening on so so we’re gonna move to Thursday so a flu it’ll be a little bit easier for everybody we’ll get more viewers and we’ll be able to post more consistently if you want to contact us is their contact info you want to do some research on us there’s a bunch of reviews on there and I’d love to do an assessment for you want to thank you for spending some time with us if you’re watching this as a rebroadcast we have tons of information on YouTube it’s YouTube /b city builds and obviously here on Facebook so we’re always here to answer some questions we’re gonna do we’ll do a free assessment for you in many cases we’re doing we may be extending our sale which means we’re going to be doing your architecture engineer for $6,500 but you have to send us some pictures of your building to see if you qualify for that because there’s some very specific parameters that we’re looking for in order to be able to offer you that low price my name is Alex Bay city’s construction reminding you you don’t need a contractor you team of pros hey if you want one of these signs you got to hires to do this job okay take advantage of our offer $6,500 and actually I could actually even give you a thousand dollar rebate towards your construction but you have to give us a call and send us some pictures Alex at Bay city’s construction or Brian at Bay city’s construction com alright see you next week my name is Alex Rodriguez reminding you you don’t need a contract you need a

team of crows you