Homeowner's Guide to Earthquake Safety

Published by the California Seismic Safety Commission

Homeowner’s Guide

to Earthquake Safety

2020 EDITION

State of California

Gavin Newsom

Governor

SSC No. 20-01

The Homeowner’s Guide to Earthquake Safety

was developed and published by the California

Seismic Safety Commission. It is distributed

under the provisions of the Library Distribution

Act and Government Code Section 11096.*

Legislation

This guide has been developed and adopted by the

California Seismic Safety Commission as required by

Assembly Bill 2959, authored by Assemblymember

Johan Klehs (Chapter 1499, Statutes of 1990), and by

Assembly Bill 200, authored by Assemblymember

Dominic Cortese (Chapter 699, Statutes of 1991).

Ordering Information

Single copies of this booklet are available from the

California Seismic Safety Commission

2945 Ramco St. #195

West Sacramento, CA 95691

To order call (916) 263-5506 or download an online copy at

http://ssc.ca.gov/forms_pubs/index.html

Cover photo: Collapsed two-story home. Nigel Spiers, 2011

Shutterstock, Enhanced License

*Disclaimer: The effects, descriptions, recommendations and suggestions included in

this Guide are intended to improve earthquake preparedness; however, they do not

guarantee the safety of an individual or a structure. The California Seismic Safety

Commission takes responsibility for the inclusion of material in this Guide. The State

of California, the California Seismic Safety Commission, and all contributors to this

document do not assume liability for any injury, death, property damage, loss of

revenue, or any other effects of earthquakes.

Effective July 1, 2020, the 2020 edition of the Homeowner’s Guide

to Earthquake Safety replaces the 2005 edition.

California Seismic Safety Commission

USING THIS GUIDE PAGE

Selling or Buying a Home ....... 4

Earthquake Hazards in

California ................................. 6

Residential Earthquake Risks &

the Disclosure Statement ........ 12

Tips for a Successful

Retrofit .................................... 26

Earthquake Safety Tips ........... 30

Other Information ................... 34

BILLION

Earthquake -

related losses

in California

since 1971

BILLION

Estimated home

damage in the

1994 Northridge

Earthquake

Introduction

EARTHQUAKES ARE

INEVITABLE IN CALIFORNIA.

They can occur at any time and without warning.

They can be extremely destructive and even deadly.

As a current or future owner of a home*, you

should be aware of the risks—potentially

considerable and catastrophic—that earthquakes

pose to your property and to the safety of you

and your family.

THIS GUIDE is designed to help you prevent injuries, save

lives, and avoid costly property damage from earthquakes.

It provides information on:

• The most common earthquake-related hazards that

can damage homes

• How to find and then fix the potential structural risks

in a home

• How to find more information on earthquake safety

If you sell your home, this Guide also will help you meet

your requirements under California law.

There are no guarantees of safety during earthquakes,

but properly constructed and strengthened homes are far

less likely to collapse or be damaged during earthquakes.

The California Seismic Safety Commission advises you to

act on the suggestions outlined in this Guide and make

yourself, your family, and your home safer.

*In this Guide, “home” means single-family residences, duplexes, triplexes, and

four-plexes. Under California law, a seller of a home built before 1960 must fulfill

certain disclosure requirements as part of the sales process (see page 4).

PAGE 3

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Selling or Buying

A Home: Requirements

& Recommendations

SELLING A HOME

If you are selling a home built before 1960, California law*

requires you to:

• Properly strap the water heater.

• Provide buyers with the following documents:

A Residential Earthquake Risk Disclosure Statement

(page 13), where you identify known home risks

A Natural Hazard Disclosure Statement, where you

indicate if your home is in an Earthquake Fault Zone or

Seismic Hazard Zone. Ask your realtor for a copy of this

Disclosure Statement.

A copy of this Guide (Your real estate agent is required

to give you the Guide.)

Note: If you list your home through a real estate agent

or broker, you should have him or her give the

documentation to the buyer.

• Note: Keep a copy of all documentation signed by the buyer

as evidence that you complied with the requirements.

Under the law, you are NOT required to:

• Remove siding, drywall, or plaster to complete the

disclosure statements.

• Hire someone to evaluate your home or to complete the

disclosure statements. You may seek the assistance of a

certified home inspector or a licensed contractor, architect,

or engineer.

• Fix the risks before you sell your home; on the other hand,

making the improvements could increase your home‘s value.

*A summary of the relevant California laws related to seismic safety is included at the end

of this Guide (page 35).

PAGE 4

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

BUYING A HOME

Before you agree to buy a home, you should consider the following:

• Have a certified home inspector, licensed building contractor,

engineer, or architect inspect the home and give an opinion on

existing earthquake risks and the estimated cost to strengthen

the home.

• Check the location of the home to determine if it is in an

Alquist-Priolo Earthquake Fault Zone or an area susceptible to

landslides, liquefaction, or tsunami. A licensed geotechnical

engineer and/or engineering geologist can help you answer these

questions and check the stability of the land under the home.

• Negotiate with the seller the cost of any proposed repairs or

upgrades. State law does not require either the seller or buyer to

strengthen a home against earthquake risks. However, the cost to

repair a home after a damaging earthquake may far exceed the

costs to strengthen the home and reduce the risks.

Property Tax Exclusion

Under California law (Revenue and Tax Code, Section 74.5), a homeowner

can implement seismic-strengthening measures without a property tax

reassessment. To receive the exclusion, you must have the work approved

by the local building department and file a claim form with your county

tax assessor.

Earthquake Insurance

Typically, residential property insurance does not include earthquake

coverage. A homeowner may purchase a separate earthquake policy.

Information on earthquake insurance is on page 37.

PAGE 5

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Hazards

Is your home

near an active

earthquake

fault or an area

prone to severe

shaking?

See the maps on

pages 10 & 11.

KNOW IF YOUR HOME

IS AT RISK

Earthquakes occur in California every day. As a homeowner,

you should know if your home is in an area that is more prone

to earthquakes or if the geology or soil conditions of your

neighborhood or community present greater risk during an

earthquake. The more you know, the better able you are to

take appropriate precautions to protect your home and family.

Requirements under the law: If you are selling your home or

any other type of real estate, no matter its age, you must

disclose to buyers information about natural hazards that can

affect the property, including flood and fire hazards and

earthquake hazards. You report this information on the Natural

Hazard Disclosure Statement.

The most common earthquake-related natural hazards are

ground shaking, fault ruptures, landslides, liquefaction, and

tsunami. In addition, earthquake damage to a dam can be a

hazard to “downstream” homes.

PAGE 6

Pilar Villamor, GNS Science, 2016

A strong earthquake can

cause the two sides of a

fault to suddenly slide by

one another. Even a

relatively minor fault rupture

can cause foundation and

structural damage requiring

expensive repairs.

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Hazards

GROUND SHAKING

Guy Morrow, 2004

In California, ground shaking causes 99% of earthquake damage to homes. Homes in areas

near large active faults are more likely to feel severe shaking—and experience damage—

than homes in other areas of the state.

FAULT RUPTURE

PAGE 7

PAGE 8

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Hazards

Earthquake shaking can

be strong enough to cause

soil and rock on a hillside

to slide down the slope.

A landslide can rip apart

homes at the top of the

slope and also crush

homes at the bottom of

the slope.

Al Seib, Los Angeles Times, 1994

LANDSLIDE

LIQUEFACTION

Graeme Beattie, BRANZ, 2011

Strong ground shaking can cause liquefaction—excess pore

water pressure that reduces the soil’s ability to support structures.

Liquefaction can cause structures to tilt or collapse.

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Hazards

Is your home

at risk of a

tsunami?

Check with your

County’s office

of emergency

services.

TSUNAMI

National Oceanographic and

Atmospheric Administration, 1964

California’s coastal areas are prone to damage from tsunami—a series of large ocean

waves caused by an underwater earthquake or landslide. Tsunami waves can travel

a great distance and cause flooding or wash away structures in low-lying areas

along the shore, in and along harbors, and along the banks of rivers. Tsunamis

generated by the 1964 Alaskan earthquake (magnitude 9.2) and the 2011 Japan

earthquake (magnitude 9.0) caused property damage and loss of life in California.

DAM FAILURE

A very strong earthquake could damage a dam, resulting in

sudden and devastating flooding of nearby homes. The 1971

San Fernando earthquake damaged the Lower San Fernando

Dam, which sits less than half-mile above the neighborhoods of

the San Fernando Valley in southern California. The risk of an

aftershock forced the three-day evacuation of residents of an

11-square-mile area.

E. V. Leyendecker,

United States

Geological Survey,

1971

Is your home

near a dam?

Check with your

County’s office of

emergency services

for a dam inundation

map, which shows the

location of major

dams and areas that

could flood in the

event of

a dam failure.

BETTER SAFE THAN SORRY

If you live in a low-lying coastal area or an area near a dam (dam

inundation zone), know where to evacuate to higher ground and

be prepared to evacuate immediately after an earthquake.

PAGE 9

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

BILLION

PER YEAR

Expected

long-term

average

earthquake

damage in

California

Earthquake Shaking Potential

for California

This map shows the relative intensity of ground shaking in

California from anticipated future earthquakes and significant

earthquakes that have occurred since the Great 1857

magnitude 7.9 Fort Tejon earthquake. Although the greatest

hazard is in areas of highest intensity as shown on the map,

no region is immune from potential earthquake damage.

EUREKA, 1980

EARTHQUAKE MAGNITUDE

M 5.6–6.5

M 6.6–7.0

M 7.1–7.9

EUREKA, 1954

OROVILLE, 1975

CAPE MENDOCINO,

1992

TAHOE, 1966

WINTERS/Vacaville, 1892

SANTA ROSA, 1969

SOUTH NAPA, 2014

SAN FRANCISCO, 1906

MORGAN HILL, 1984

LOMA PRIETA. 1989

COALINGA, 1983

SAN SIMEON, 2003

KERN COUNTY, 1952

BIG BEAR, 1992

HECTOR MINE, 1999

LANDERS. 1992

PALM SPRINGS,

1986

Level of Earthquake Hazard

These regions are near faults and

will on average experience stronger

earthquake shaking more frequently.

This intense shaking can damage

even strong, modern buildings.

SANTA BARBARA, 1925

Increasing

Intensity

These regions are distant from known

faults and will experience lower levels

of shaking less frequently. In most

earthquakes, only weaker, masonry

buildings would be damaged.

However, very infrequent earthquakes

could still cause strong shaking here.

Water

EL MAYOR-CUCAPAH, 2010

MAMMOTH LAKES, 1980

CHALFANT VALLEY, 1986

OWENS VALLEY, 1872

FORT TEJON, 1857

SAN FERNANDO, 1971

NORTHRIDGE, 1994

SIERRA MADRE, 1991

WHITTIER NARROWS. 1987

LONG BEACH, 1933

SUPERSTITION HILLS, 1987

IMPERIAL VALLEY, 1940

IMPERIAL VALLEY, 1979

RIDGECREST, 2019

Source: California Geological Survey Map and U.S. Geological Survey

PAGE 10

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Significant Historical Earthquakes and

Their ShakeMaps

The ShakeMaps (inserts) show areas of moderate-to-heavy ground shaking

in four historical earthquakes.

ShakeMap Explanation

I II-III IV V VI VII VIII IX X+

Source: USGS

EARTHQUAKE MAGNITUDE

M 5.6–6.5

M 6.6–7.0

M 7.1–7.9

1992 M 7.2 Petrolia

1989 M 6.9 Loma Prieta

1994 M 6.7 Northridge

1906 M 7.8 San Francisco

PAGE 11

IN THIS SECTION PAGE

Completing the Residential

Earthquake Risk Disclosure

Statement ...........................12-13

Identifying and Disclosing

Earthquake Risks ................ 14-25

Water Heaters .............................. 14

Unbolted Foundations ................. 15

Crawl Space (Cripple) Walls ......... 17

Pier-and-Post Foundations ........... 18

Unreinforced Masonry

Foundations ................................. 19

Hillside Homes ............................. 20

Unreinforced Masonry Walls

......... 21

Rooms over Garages ................... 22

Unreinforced Masonry

Chimneys ..................................... 23

Inadequate Foundation ............... 24

Homes with

Unique Designs ............................ 25

You are not required to remove

siding, drywall, or plaster or to hire

an inspector to determine the

answer to a question. Also, you are

not required to fix or retrofit your

home before you sell the property.

Residential

Earthquake Risks & the

Disclosure Statement

Earthquakes in California can occur at any time and without

warning. To prevent injuries and avoid costly property

damage, homeowners should determine the potential for

earthquake risks in their homes and then retrofit or upgrade

these conditions. If not corrected, these risks can lead to:

• Severe property damage, including foundation

damage and damage to floors, walls, and windows

• Loss of personal property

• Broken utilities, which can result in fire, water damage,

and spread of toxic substances

• Personal injuries

In addition, under California law, sellers of homes built

before 1960 must disclose known earthquake risks to

buyers as part of the property sales process.

Completing the Residential Earthquake Risk

Disclosure Statement

When you sell a home built before 1960, you are required to

fill out the Residential Earthquake Risk Disclosure Statement,

(see next page) and give the completed statement to the

buyer. You are required to answer each question to the best

of your knowledge.

To complete the Disclosure Statement, answer:

•

“Yes” if you know your home is protected from the risk

(e.g., for Item #1, answer “Yes” if your home’s water

heater is properly braced)

•

“No” if you know your home is at risk (e.g., for Item #6,

answer “No” if your home’s exterior brick walls are not

strengthened)

•

“Doesn’t Apply” if the question is not relevant to your

home (e.g., for Item #7, answer “Doesn’t Apply” if your

home does not have a living space over the garage)

•

“Don’t Know” if you do not have adequate information

to answer the question

PAGE 12

b. Are the tall posts or columns either built to resist earthquakes or have

they been strengthened?

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Residential Earthquake Risk Disclosure Statement

(2020 Edition)

Name Assessor’s Parcel No.

Street Address Year Built

City County Zip Code

Answer these questions to the best of your knowledge. If any of the questions are answered “No,” your home is likely to

have an elevated/disclosable earthquake risk. If you do not have actual knowledge as to whether these risks exist, answer

“Don’t Know.” Questions answered “Don’t Know” may indicate a need for further evaluation. If your home does not have

the feature, answer “Doesn’t Apply.” If you corrected one or more of these risks, describe the work on a separate page.

The page numbers in the right-hand column indicate where in this guide you can find information on each of these features.

Doesn’t Don’t See

Yes No Apply Know Page

1. Is the water heater braced to resist falling during an earthquake?

˜ ˜ ˜ ˜ 14

2. Is your home bolted to its foundation?

3. If your home has crawl space (cripple) walls:

a. Are the exterior crawl space (cripple) walls braced?

b. If the exterior foundation consists of unconnected concrete piers and

posts, have they been strengthened?

˜ ˜ ˜ ˜ 18

4. If the exterior foundation, or part of it, is made of unreinforced masonry,

has it been strengthened?

5. If your home is on a hillside:

a. Are the exterior tall foundation walls braced? 20

˜ ˜ ˜ ˜ 20

6. If the exterior walls of your home are made of unreinforced masonry,

either completely or partially, have they been strengthened?

7. If your home has a room over the garage, is the wall around the garage door

opening built to resist earthquakes or has it been strengthened?

˜ ˜ ˜ ˜ 22

8. Is your home outside an Alquist-Priolo Earthquake Fault Zone (an area

immediately surrounding known active earthquake faults)?

To be reported on the Natural

Hazard Disclosure Statement

9. Is your home outside a Seismic Hazard Zone (an area identified as susceptible

to liquefaction or a landslide)?

To be reported on the Natural

Hazard Disclosure Statement

As seller of the property described herein, I have answered the questions above to the best of my knowledge

in an effort to disclose fully any potential earthquake risks it may have.

EXECUTED BY

Seller Seller Date

I acknowledge receipt of the Homeowner’s Guide to Earthquake Safety and this Disclosure Statement, completed and

signed by the seller. I understand that if the seller has answered “No” to one or more questions, or if the seller has

indicated a lack of knowledge, there may be one or more earthquake risks in this home.

Buyer Buyer Date

This Disclosure Statement is made in addition to the standard real estate transfer disclosure statement also

required by law.

PAGE 13

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 1

During an earthquake,

an unbraced water

heater can topple,

which can start a fire

or lead to major water

damage.

Is your home’s water heater

braced?

If your home’s water heater is not properly braced, or if it has

rigid rather than flexible pipes, the water heater may move

or topple during an earthquake. This movement can break gas

or water lines, resulting in fire, water damage, or release of

toxic gas.

Under California law, you are required to brace your home’s

water heater whenever you install a new water heater or if you

sell the home.

How to Check for Proper Water Heater Bracing

1. Examine your home’s water heater.

2. Look for two sets of straps that wrap around the water

heater and securely bolt the water heater to the wall and

wall studs (see diagram).

Tankless Water Heater?

If you have a tankless water heater, be sure it is securely attached

to the wall and that its pipes are installed according to the

manufacturer’s instructions.

PROPER WATER HEATER BRACING

Sheetrock

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 14

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 2

Is your home bolted to its foundation?

If your home is not bolted to its foundation, it could slide off the foundation

during an earthquake.

• A home that has moved can cause gas, water, and sewer lines to

break, resulting in fire, water damage, and release of toxic fluids.

• Lifting a home back onto its foundation is difficult and expensive.

How to Check for Foundation Bolting

1. Determine if your home has a crawl space, which will be below the

first floor.

Clue: If your home has steps leading to an exterior door, the home

probably has a crawl space. If you have no steps, the home is most likely

built on a concrete slab and has no crawl space. If you do not have a

crawl space, see “What If”section on next page.

2. Go into the crawl space. Access will be through a small removable panel

or door along an exterior wall or from inside the garage.

3. Look for areas of unfinished wood framing at base of walls (see diagram).

If the crawl space has finished wood framing, see “What If”section.

4. Find sill plates (wood boards that sit directly on top of foundation) and

look for anchor bolts that fasten sill plates to foundation (see diagram on

next page).

• Adequate bolting: Bolts with nuts and square washers spaced every

4 to 6 feet

• Inadequate bolting: No visible bolts

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 15

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

WHAT IF . . .

My home does not have a crawl space?

A Particularly after 1960, many California homes were built

directly on concrete slabs. Fortunately, most of these homes

and other post-1960 homes built to code have anchor bolts.

Q The crawl space has finished framing, so I cannot see the

sill plates or anchors?

A You are not required to remove siding, drywall or plaster to

determine if your home’s foundation has anchor bolts.

For both situations, check “Don’t Know” on the Disclosure Statement.

LOCATING FOUNDATION BOLTS

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 16

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 3a

Are your crawl space

(cripple) walls braced?

If your home has a crawl space with un-braced walls,

these crawl space (cripple) walls could collapse during an

earthquake, which, in turn, may cause your entire home

to collapse or lead to major damage to the structure as

well as possible fire, water line breaks and injuries.

How to Check for Bracing of Crawl Space Walls

1. Determine if your home has a crawl space with cripple walls.

Clue: If your home has three or more steps leading to an exterior door,

the home has a crawl space below the first floor and, therefore, has

cripple walls.

2. Go into the crawl space. Access will be through small removable panel or

door along an exterior wall or from inside the garage.

3. Examine the inside surfaces of the exterior walls.

• Adequate bracing: Plywood or diagonal sheathing on exterior walls

(see diagrams)

• Inadequate bracing: No plywood or diagonal sheathing

DIAGONAL SHEATHING

This older home

collapsed after

earthquake

shaking

damaged its

crawl space

(cripple) walls.

PLYWOOD OR ORIENTED

STRAND BOARD

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 17

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 3b

If your home sits on large wood posts that rest on

unconnected concrete piers, the posts may not be braced

properly. During an earthquake, the posts could fail and

your home could shift or collapse.

How to Check for Pier-and-Post Foundation Strengthening

Is your home’s pier-and-post

foundation strengthened?

This home’s pier-and-post

foundation was damaged

during an earthquake.

The diagonal bracing was

added after the earthquake

to temporarily stabilize the

home during repairs.

1. Go under the home and determine the type of foundation

that supports the exterior walls.

• Continuous perimeter foundation wall (check “Does Not

Apply” on the statement)

• Concrete piers and wood posts

2. For concrete piers and wood posts, look further to determine

if the foundation is adequately braced or strengthened.

• Adequate bracing: A continuous foundation around the

perimeter edges of the home that consists of either

reinforced concrete or reinforced masonry.

• Inadequate bracing along the perimeter edges of the home:

Wood posts supported by concrete piers, or

Wood posts without concrete piers or continuous

perimeter foundations

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 18

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 4

Is your home’s unreinforced

masonry foundation

strengthened?

If your home is supported by a brick, stone or concrete block

foundation that lacks steel reinforcing, the foundation may

not be able to resist earthquake shaking. Your home could

slide off its foundation during an earthquake, damaging the walls and

floors, rupturing utility connections, and destroying the contents of

your home. This, in turn, could lead to fire, water damage, and injuries.

How to Check an Unreinforced Masonry Foundation

1. Walk around the perimeter of your home to determine the composition of

the foundation. If the foundation has siding or a plaster finish, you will need

to check the foundation from inside the crawl space.

• Solid concrete foundation (check “Does Not Apply” on the statement)

• Unreinforced brick, stone, or concrete block foundation

2. For unreinforced brick, stone, or concrete block foundation, look further

to determine if the foundation is adequately braced or strengthened

(e.g., steel plates attached to foundation walls). If you do not know what

to look for, consult a licensed engineer or architect.

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 19

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 5

The balcony of this

hillside home partially

collapsed and the home

tilted when the

stilt-type support posts

and poorly braced walls

shifted during an

earthquake.

Does the foundation of

your hillside home have

adequate support?

Hillside homes require special engineering to resist

earthquake shaking.

If your home is built on a hillside and the home’s tall foundation

walls and stilt-type support posts are not properly braced, your

home could collapse during an earthquake, causing severe

damage to the home and injuries.

How to Check the Foundation of a Hillside Home

1. Walk around the perimeter of your home to examine both the

tall foundation walls and the tall posts or columns that support

the home.

2. Examine the exterior tall foundation walls for evidence of

extensive wall bracing below the home.

3. If you do not know what to look for, consult a licensed engineer

or architect.

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 20

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 6

Are your home’s unreinforced

masonry walls strengthened?

If your home has walls built of unreinforced masonry—

brick, hollow clay tiles, stone, concrete blocks, or

adobe—the walls may be too brittle to resist earthquake

shaking. As a result, the walls could collapse in an

earthquake.

How to Check for Unreinforced Masonry Walls

1. Walk around the perimeter of your home to examine the composition of

the exterior walls. Look for evidence of unreinforced brick, clay tile, stone,

adobe, or concrete-block wall construction.

• Look closely at wall surfaces at windows and doors.

• If the exterior walls are covered with plaster, examine the walls from

inside the home (e.g., beneath light switch plates).

2. If the exterior walls are built of masonry, check further for the strength of

construction or for indicators of retrofit. Steel plates and anchor bolts are

common retrofits (see photo).

PAGE 21

3. If you do not know what to look for, consult a licensed engineer

or architect.

A steel plate with anchor bolts.

WANT TO RETROFIT?

Find out more on pages 26-29.

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Risk Disclosure Statement Item 7

If your home has a room above the garage, you need to ensure

that the narrow walls on either side of the garage doorway are

strong enough to withstand earthquake shaking. Without

adequate support, these walls could collapse, causing serious

damage and injuries.

How to Check the Strength of a Garage with a Room Above

Does your home have a

room above the garage?

The walls around the

garage door of this home

were not strong enough

to withstand the shaking

of the 1989 Loma Prieta

Earthquake.

1. Go into your garage and examine the walls on both sides

of the garage doorway. If the garage has been built or

strengthened to support a second story, you will see plywood

bracing on the walls and metal straps (see diagram).

2. If you do not know what to look for, consult a licensed

engineer or architect.

GARAGE WALL BRACING

Adequate bracing for a garage wall includes

plywood and metal straps.

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 22

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Other Structural Risks

Your home also may have other structural issues that could result in serious

property damage or injuries during an earthquake. These risks are not included

in the Residential Earthquake Risk Disclosure Statement because, typically, it is

not cost effective to complete a retrofit. On the other hand, these risks should

be considered if you are a homeowner or a potential home buyer.

UNREINFORCED MASONRY CHIMNEY

If your home has an unreinforced brick or stone chimney, it could

collapse during an earthquake and fall on the ground beside the

home or fall through the roof into your home (see photos).

How to Check Your Chimney

To determine if your chimney will withstand an earthquake:

1. Check the mortar with a screwdriver. If the mortar crumbles,

it may be too weak to withstand earthquake shaking.

2. Access the attic area above the fireplace to verify that the

chimney is securely attached to the home with metal straps

or ties.

3. If you are unable to verify the strength of the chimney, consult

a licensed engineer or architect or a general contractor.

How to Protect against Damage and Injuries

(Safety Precautions)

• Avoid parking cars or locating patios or children’s play areas

within the falling radius of a chimney.

• Remind home occupants to stay away from chimneys and

fireplaces during earthquakes.

California Earthquake

Authority, 2014

Bay Area Regional

Earthquake

Preparedness

Project, 1989

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 23

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Other Structural Risks

INADEQUATE FOUNDATION

A wood foundation or a foundation of concrete or masonry that

is cracked or crumbling may not have the strength to withstand

earthquake shaking.

How to Check the Condition of Your Foundation

Determining if a foundation is susceptible to earthquake damage

can be a challenge, and the advice of a licensed engineer or

architect or a foundation contractor may be necessary.

Wood foundation: In the past, some homes were built on

wood beams laid directly on the ground without concrete or

masonry supports. If you do not see concrete or masonry

damage.

foundation walls along the perimeter of your home, your

home may have a wood foundation.

Deteriorating masonry: Older concrete or stone

foundations can deteriorate over time and become too

weak to withstand earthquake shaking. Large cracks,

crumbling, or rock pockets are visual signs of deterioration.

You also can poke a screwdriver into a foundation wall

to check its strength; if the concrete or stone crumbles

easily, the foundation may be vulnerable to earthquake

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 24

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Other Structural Risks

HOMES WITH UNIQUE DESIGNS

If not designed adequately and with earthquakes in mind, homes with

unique designs can be prone to damage from earthquake shaking.

Unique design features include homes with:

• Large porches or overhangs

• Large windows or window walls

• Three or more stories

• Irregular shapes

Evaluation and Options

In many cases, homes with unique designs have been built to withstand

earthquake shaking. Identifying if a home has been strengthened can be

difficult. Consulting with a licensed engineer or architect for a seismic

evaluation canbe helpful.

You can make large windows safer by applying plastic film to the glass.

WANT TO RETROFIT?

Find out more on pages 26-29.

PAGE 25

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Tips for a Successful

Retrofit

MAKE A PLAN: DEFINE THE SCOPE OF WORK AND

HOW TO ACCOMPLISH THE PROJECT

The first step in an earthquake retrofit or upgrade is to ensure

that you, as the homeowner, understand the work that will be

required for the retrofit project and the required building and

performance standards. You should not rush into repairs, no

matter how badly they are needed, or hire the first contractor

you meet with.

Define Scope of Work

Defining the scope of a retrofit or upgrade project is a critical

first step. Additional resources are listed on page 34.

Reminders:

• For any retrofit project, be sure to consult with your local

building department for advice on the State’s requirements,

local building codes and standards.

• To determine the best solution for a retrofit, you may want

to consult a licensed engineer or architect or a general

contractor that specializes in this type of work.

• You or your contractor will need to obtain a building permit

from your local building department.

• When evaluating the cost of a retrofit, remember to

consider both the economic value of the work and the

value to your “peace of mind.”

PAGE 26

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Water Heater Bracing

Under California law, you are required to brace the water heater when you

install a new water heater and when you sell your home.

You can brace a water heater yourself using a strap kit, available from a local

hardware store. Or, you can hire a plumber or handyperson to do the work.

The diagram on page 14 illustrates proper water heater bracing.

As an added safety precaution, consider having a licensed plumber replace

any rigid pipes with flexible pipes, which will better withstand shaking during

an earthquake.

Simple Retrofit Projects

The California Existing Building Code, Appendix A, Chapter A3 contains

how-to information for retrofitting. FEMA P-1100, Volume 2A is also easy to

use and accepted for retrofits by local building departments. Do-it-yourself

homeowners can undertake simple retrofits without hiring an engineer,

architect, or contractor.

Types of Simple Retrofit Projects

• Foundation bolting: To add or retrofit a foundation bolting system

requires drilling new holes into the foundation and installing bolts.

• Crawl space wall bracing: To add or retrofit the wall bracing in a crawl

space requires nailing new plywood or oriented strand board to crawl

space studs. Note: For crawl spaces taller than four feet, consult

FEMA P-1100, Volume 2A.

More Complicated Retrofit Projects

By their nature, some earthquake retrofit projects are more complicated and

will require the expertise of a licensed engineer or architect and/or a general

contractor who specializes in this type of work.

• Pier-and-post foundation: You may be able to strengthen a

pier-and-post foundation system adequately with bracing; alternatively,

the best solution may be to install a new, continuous foundation.

PAGE 27

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

• Unreinforced masonry foundation: You may be able to

replace or supplement all or part of an existing foundation

with a new reinforced concrete or masonry foundation.

• Other inadequate foundation: If your home’s foundation is

inadequate (see pages 19, 24), you may need to add a new

or replace an existing foundation to reduce the risks of

earthquake damage.

• Unreinforced masonry walls: In most cases, retrofitting

unreinforced masonry walls requires 1) better connecting the

walls to the roof and floors and 2) installing steel frames or

reinforced concrete. In some cases, large steel plates must be

attached with anchor bolts through the masonry (see photo

on page 21). Engineering information is in the California

Existing Building Code, Appendix A, Chapter A1.

• Unreinforced masonry chimney: Strengthening or bracing a

chimney can be expensive. Retrofit options include:

o Adding plywood panels either above ceiling joists or,

when re-roofing, on roof framing

o Removing or replacing all or a portion of the chimney with

lighter-weight material (e.g., using a metal flue for the upper

portion of a chimney). (see FEMA P-1100, Volume 2C)

• Garage walls: Engineering information on retrofitting

garage walls is in the California Existing Building Code or

FEMA P-1100, Volume 2B.

• Hillside homes: Retrofitting hillside homes includes

strengthening foundations, walls, columns and diagonal

bracing. Engineering information is in the California Existing

Building Code or the FEMA P-1100 publication.

• Historical homes: Your project will need to comply with the

California Historical Building Code.

Keep Your Retrofit Documents

Once your project is complete, remember to keep all plans, permits,

and other project records so you can provide them to a future

home buyer.

PAGE 28

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Select a Licensed Contractor

A critical step is to find and hire the right contractor for your job.

Be sure you:

• Discuss your project with at least two and, ideally, more

licensed contractors.

• Obtain a written proposal from each contractor. Do not accept verbal

promises. Be sure to compare the proposals to ensure the scope of

work in each proposal (project description) meets your needs and

are similar. Examine all terms of the proposal (e.g., price, project plan

and timeframe, use of subcontractors). Consider each contractor’s

experience with residential earthquake retrofitting. The lowest-priced

bid may not be the best bid.

• Ask for and then check with references.

• Before finalizing a contract, verify that your preferred contractor’s state

license is current and that your contractor is licensed to do business in

your community.

You will find useful a number of publications from the Contractor’s State

License Board. Visit www.cslb.ca.gov.

• What You Should Know before Hiring a Contractor:

Provides information on how to find, hire and work with a contractor

• A Consumer Guide to Home Improvement Contracts:

Provides information on the legal obligations of home improvement

contractors

Avoid Contractor Payment Pitfalls

• For any project that costs $500 or more, a licensed contractor must

provide a written contract.

• Pay the contractor in installments as the work is completed.

Keep the down payment low. By law, a down payment on a home

improvement contract cannot exceed 10% of the contract price or

$1,000, whichever is less.

Withhold at least 10% of the total contract price until the project is

completed to your satisfaction.

Do not make the final payment until the local building department

has signed off on the work and you have conducted a final review of

the work to make sure it is complete and correct.

PAGE 29

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Safety Tips

Precautions: During an Earthquake

If you are indoors: Drop, cover and hold on.

• Get under a sturdy desk or table and hang on to it OR move

into a hallway OR get against an interior wall.

• Stay clear of windows, fireplaces, and heavy furniture or appliances.

• Get out of a kitchen or any area that has numerous objects

that can fall.

• Do not run downstairs or rush outside while the building is

shaking. Debris may be falling and/or you might fall and

sustain an injury.

If you are outdoors: Get into an open area.

Move away from buildings, power lines, chimneys, and anything

else that might fall on you.

If you are driving: Prepare to stop.

• Move as far out of traffic as possible.

• Do not stop on or under a bridge or overpass or under trees,

light poles, power lines, or signs.

• Remain in your car until the shaking stops.

• After you resume driving, watch for cracks or bumps in the

road and fallen objects.

If you are near a steep hillside: Watch for landslides.

Earthquakes can loosen rocks, trees, and other debris.

PAGE 30

DROP!

COVER!

HOLD ON!

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

COASTAL AREAS: SPECIAL TSUNAMI PRECAUTIONS

An earthquake or large landslide near the coast or beneath the ocean can

cause a tsunami. A tsunami may occur without warning, and the first waves—

which often are not the largest—may reach the coast within minutes after the

initial earthquake. And, an earthquake may result in more than one set of

waves; potentially deadly tsunami waves can continue to arrive for hours and

at intervals of 10 minutes or more.

During the shaking: Drop, cover, and hold on.

Watch for falling objects until the shaking stops.

After the shaking: Move (evacuate) immediately either to higher ground

or inland away from the shore, and do so on foot if you cannot evacuate by

vehicle. Note: Authorities may have no time to issue a warning. If you do not

hear an evacuation announcement but you see a drop or rise in water level or

you hear a loud noise coming from the water, move immediately and quickly

away from the shore.

Stay away from the shore. Wait for an official “all clear” announcement

before you return to the area.

GO TO HIGH

GROUND!

STAY THERE!

WAIT FOR

“ALL CLEAR”

PAGE 31

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Aftershocks

may occur and

you may need

to continue

to take

precautions

even after

the initial

earthquake.

Precautions: After an Earthquake

Check for Injuries

• If a person is bleeding, put direct pressure on the wound.

Use clean gauze or cloth, if available.

• If a person is not breathing, immediately call 911. If you can,

perform CPR.

• Seek medical help for other serious injuries.

• Do not attempt to move a person who is seriously injured

unless there is an immediate danger of further injury.

• Cover injured persons with blankets to keep them warm.

Check for Hazards

• Fires: If safe to do so, immediately extinguish a fire.

Otherwise, call 911.

• Gas leaks: If you suspect a gas leak or smell natural gas (rotten

eggs), shut off the main gas valve. Note: Once you turn off the

gas,

do not turn it back on yourself. Wait for the gas utility

company to check for leaks and have the company restore

your service.

• Damaged electrical wiring: Shut off your power at the

control box.

• Downed or damaged utility lines: Do not touch downed

power lines or any objects in contact with them. Contact the

local electric utility company.

• Spills: If you can do so safely, clean up any spilled medications or

spills of other potentially harmful materials such as bleach, lye,

or gasoline.

• Downed or damaged chimneys: Approach chimneys with

caution; they may be weakened and could topple during

aftershocks. Do not use a fireplace with a damaged chimney;

the damage could cause a fire or leak toxic fumes into the home.

• Broken glass: To avoid injuries, be sure to wear sturdy shoes.

• Fallen objects: Look for objects that have fallen, being careful as

you check closets and cupboards for objects that still might fall.

PAGE 32

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Check Food and Water Supplies

• Lack of electricity and meal planning: If you have no electricity, plan to

first eat refrigerated and frozen foods that will spoil quickly. Refrigerated

and frozen food will keep for at least two days if you do not open the

doors too often.

• Using the stove: If you suspect a gas leak, do not turn on a stove. Even

an electric stove can create a spark that could cause an explosion.

• Outdoor cooking: Only use barbecues or camp stoves outdoors.

Do not use them indoors.

MILK

PAGE 33

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Other Information

The pages that follow provide additional information that

homeowners may find useful.

Additional Resources

A number of additional resources on seismic safety and

earthquake safety for homeowners are available both from the

California Seismic Safety Commission and the Federal Emergency

Management Administration (FEMA).

• California Seismic Safety Commission:

www.ssc.ca.gov/forms_pubs/hog.html

• FEMA: www.fema.gov

• California Building Standards Commission:

www.dgs.ca.gov/BSC/Codes

IN THIS SECTION PAGE

Additional Resources .............. 34

Relevant State

Seismic Safety Laws ................ 35

Earthquake Insurance .............. 37

Acknowledgments .................. 38

PAGE 34

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Relevant State

Seismic Safety Laws

The full wording of these laws is available at

http://leginfo.legislature.ca.gov/faces/codes.xhtml

Publishing the Guide (Business and Professions Code, Section 10149)

The California Seismic Safety Commission is required to develop, adopt,

publish, and update the Homeowner’s Guide to Earthquake Safety, containing

information on geologic and seismic hazards, explanations of structural

and nonstructural earthquake hazards, and recommendations for mitigating

these hazards.

Delivering this Guide (Government Code, Section 8897.1- 8897.5)

Sellers of homes built before 1960 with one to four units of conventional

light-frame construction must deliver to the buyer “as soon as practicable

before the transfer” a copy of the Homeowner’s Guide to Earthquake Safety

and disclose certain earthquake deficiencies. The seller’s real estate agent

must provide the seller with a copy of this Guide to give to the buyer.

Water Heater Bracing

(Health and Safety Code, Section 19211)

Water heaters must be anchored or strapped to resist falling during an

earthquake. The seller must certify to the potential buyer that the water

heater is properly braced.

Disclosing Risks

(Civil Code, Section 1102 and following sections)

Sellers of real property must disclose known defects and deficiencies in the

property—including earthquake risks and hazards—to prospective buyers.

Disclosing Natural Hazards

(Civil Code, Section 1103)

Sellers of real property must disclose, using the statutory Natural Hazard

Disclosure Statement, whether the property is within any of the seven mapped

natural hazard areas, including those areas with earthquake faults or those

areas with potential for landslides or liquefaction.

PAGE 35

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Faults (Public Resources Code, Section 2621

and follow

ing sections)

The Alquist-Priolo Earthquake Fault Zoning Act prohibits building

for human occupancy astride active faults and requires sellers of

existing residences to disclose to potential buyers, on a Natural

Hazard Disclosure Statement, if the property is located in a

designated fault zone.

Landslide and Liquefaction

(Public Resources Code, Section 2694

and following sections)

The Seismic Hazard Mapping Act requires the State to prepare

maps of the zones in California most susceptible to landslide and

liquefaction hazards during earthquakes and requires sellers to

disclose to buyers, on a Natural Hazard Disclosure Statement, if the

property is in such a zone.

PAGE 36

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Earthquake Insurance

Companies that sell residential property insurance in California are required by

law to offer earthquake insurance to homeowners both at the time of initial sale

of the policy and then every two years at the time of policy renewal.

The cost of earthquake insurance coverage is based on a number of factors,

including a home’s location, age, construction type, and value.

Every home is different. In considering earthquake insurance, a homeowner

should evaluate the home’s individual risk factors and then weigh the cost of

earthquake coverage against the benefits. In other words, a homeowner should

determine a home’s potential for earthquake damage and the cost of repairs

and compare these costs against the cost of coverage (less the deductible that

is applicable to the policy). The advice of a licensed civil or structural engineer

or architect can be helpful in determining a home’s potential for damage and

expected costs of repairs.

The California Earthquake Authority (CEA) website has an online calculator to

help estimate earthquake insurance premiums. The calculator uses ZIP code,

insured value, dwelling type, and desired coverage and deductible to estimate

the premiums.

The CEA is required to provide, and the insurance companies are required to

disclose, the availability of discounts on earthquake insurance premiums for

older homes that have been strengthened to resist earthquake damage.

Residential insurance agents can also help homeowners locate earthquake

insurers and estimate annual premiums.

California Earthquake Authority

www.EarthquakeAuthority.com

California Department of Insurance

www.insurance.ca.gov

PAGE 37

HOMEOWNER’S GUIDE TO EARTHQUAKE SAFETY

Acknowledgments

California Seismic Safety Commission

Hon. Michael Gardner, Chair, Local Government

Mia Marvelli, Vice Chair, Building Standards Commission

Ida A. Clair, Acting State Architect

Hon. Ken Cooley, State Assembly (Alternate: Elizabeth Hess)

Mark Ghilarducci, Office of Emergency Services

Hon. Jerry Hill, State Senate (Alternate: Caitlin Armstrong)

Dr. Jorge Fernando Meneses, Geotechnical Engineer

Dr. Kit Miyamoto, Structural Engineer

Hon. David Rabbitt, Local Government

Hon. Cindy Silva, Local Government

Timothy Strack, Fire Protection

Fuad Sweiss, Mechanical Engineer

Andrew (Andy) Tran, Insurance

Ivan Wong, Seismologist

Commission Staff

Richard McCarthy, Executive Director

Robert Anderson

Lena Daniel

Michael Orille

Fred Turner

Salina Valencia

The Commission appreciates the assistance of the following organizations and

individuals in preparing this version and prior versions of the Guide:

American Red Cross

City of Los Angeles

American Society of Home

Earthquake Engineering Research

Inspectors

Institute

Association of Bay Area

Randy Goodwin, City Architect/Building

Governments

Official, City of West Sacramento

AT&T (SBC)

Humboldt Earthquake Education Center

Building Education Center

International Code Council

California Association of Realtors

San Diego Association of Governments

California Building Officials

Southern California Association

of Governments

California Council of the American

Institute of Architects

Southern California Gas

Company/SEMPRA

California Geological Survey

Structural Engineers Association

California Real Estate Inspection

of California

Association

California Governor’s Office of

Emergency Services

PAGE 38