Tools for Implementing Incremental Seismic · Section C.2, Discovering Integration Opportunities for Incremental Seismic Rehabilitation, provides the facility manager with a set of

C-1

Part C

CTools for ImplementingIncremental SeismicRehabilitation in ExistingMultifamily Buildings

For Facility Managers

Introduction

An owner of multifamily buildings or a multifamily build-ing facility manager charged with the responsibility ofimplementing a program of incremental seismic reha-bilitation may be entering unfamiliar territory. Part Cof this manual is intended to provide the owner andfacility manager with information and tools regardingbuilding systems, maintenance, repair, and rehabilita-tion that should be of assistance in implementing sucha program.

A program of incremental seismic rehabilitation is likely to be more afford-able and less disruptive if specific increments of seismic rehabilitation areintegrated with other maintenance and capital improvement projects thatwould be undertaken regardless of whether or not seismic issues were be-ing addressed.

Guide to Sections C.1 and C.2Section C.1, How to Use Engineering Services, provides the facility managerwith practical information on the special services offered by seismic reha-bilitation professionals. Several essential activities must be carried out bythe facility manager in order to successfully implement a program of incre-mental seismic rehabilitation. (These activities are identified and discussed

Part

Incremental Seismic Rehabilitation of Multifamily Apartment Buildings

C-2

in Part B of this manual.) Some of these activities may require professionalarchitectural and engineering services that differ from or exceed the tradi-tional services usually retained by multifamily building owners.

Section C.2, Discovering Integration Opportunities for Incremental SeismicRehabilitation, provides the facility manager with a set of tools to link spe-cific increments of seismic rehabilitation with specific maintenance andcapital improvement projects. These tools will assist the facility manager indefining appropriate scopes of work for projects that will include incremen-tal seismic rehabilitation actions.

Appendix II to this manual, Integration Opportunities for Incremental Seis-mic Rehabilitation for Small Organizations and Individual Owners, presentsintegration opportunities for owners with limited professional facility man-agement support.

A companion document, Engineering Guideline for Incremental SeismicRehabilitation, FEMA 420, provides design professionals with additionaltechnical guidance for the detailed design of specific rehabilitation projects.

C.1 How To Use Engineering Services

Seismic Screening and Evaluation

Seismic screening and evaluation of the owner’s multifamily building inven-tory begins with a review of archival drawings and specifications, if avail-able, to determine the types of construction used. This determination isessential for all subsequent phases. If drawings and specifications are notavailable, this determination must be made on the basis of visual inspec-tion.

Following this review, building inventories at one location or region shouldbe screened in a process based on FEMA 154, Rapid Visual Screening ofBuildings for Potential Seismic Hazards: A Handbook, Second Edition. Thegoal of the screening is to identify vulnerabilities in the inventory. Buildingsthat have little or no vulnerability are removed from further scrutiny.

For the buildings identified as vulnerable, the next category of service is adetailed seismic evaluation using ASCE 31, Seismic Evaluation of ExistingBuildings, which is based on FEMA 310, Handbook for the Seismic Evalua-tion of Existing Buildings: A Prestandard. Multifamily building owners withfew buildings may begin with this evaluation, which addresses individualbuildings and identifies both structural and nonstructural deficiencies thatrequire rehabilitation. The output of each building evaluation is a list, possi-bly prioritized, of needed specific rehabilitation actions.

An owner may retain the services of a single engineering firm to performboth the screening and evaluation, or it can retain a firm for screening andone or more firms for building evaluation.

Incremental Seismic Rehabilitation Planning and Design

A complete seismic rehabilitation plan covering all the deficiencies identi-fied in the evaluation should be prepared for each building that has beenevaluated. This can be done using ASCE 31 and FEMA 356, Seismic Rehabili-tation of Buildings. However, in incremental seismic rehabilitation the cor-rection of all the deficiencies is not implemented at once, but rather in

In Brief�� Engineering ser-

vices should beretained for threespecific phases:seismic screeningand evaluation,incremental seismicrehabilitation plan-ning and design,and constructionperiod support.

�� Continuity of build-ing documentationis of special impor-tance.

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Part C

discrete increments over a period of time. In order to accomplish this, it isnecessary to carry out four specific steps:

� Establish target seismic performance levels

� Prioritize seismic rehabilitation opportunities

� Define increments

� Integrate seismic rehabilitation into maintenance and capitalimprovement programs

Each of these steps is amplified in the discussion of the multifamily buildingplanning phase in Section B.2.

The potential for unintentional weakening of the building as the result of aparticular increment should be carefully analyzed and must be avoided. Thissubject is discussed in more detail in the companion document, EngineeringGuideline for Incremental Seismic Rehabilitation, FEMA 420.

Seismic rehabilitation planning and design may be carried out by the sameengineering firm that performed the evaluation, or by a separate firm. Closecoordination with the owner’s risk management functions is a prerequisitefor the successful implementation of performance objectives andprioritization steps. The definition of increments and integration of activitieswill also require close coordination with financial managers so as to be con-sistent with budgeting and funding processes, as discussed in Part B. Thecontractual agreement covering this work should reflect the fact that someof the work is implemented immediately and some of the work is left to thefuture.

Construction Period Support

Construction period support for incremental seismic rehabilitation is muchthe same as for any other construction project. The plans and specificationsshould be implemented correctly, and all specified quality control measuresshould be followed. All substitutions or changes should be carefully ana-lyzed by the design professionals in terms of their seismic implications. Par-ticular attention should be paid to the proper bracing and anchorage ofnonstructural elements undergoing rehabilitation.

Continuity of Building Documentation

Assuring the continuity of building documentation is of particular impor-tance for incremental seismic rehabilitation. The rehabilitation of each indi-vidual building may be staged over a period of several years or decades asdiscussed in Section B.2. The screening, evaluation, planning, and designmay be split among several engineering firms. Institutional memory maydisappear as owner personnel, and even building ownership, changes. It istherefore essential that the multifamily facility manager document all as-pects and requirements of seismic rehabilitation from the earliest buildingscreening through evaluation, seismic rehabilitation planning, and comple-tion of each increment of seismic rehabilitation, paying special attention tothe scheduling of follow-up requirements and actions over time.

Fees for Professional Services

The professional services required to implement incremental seismic reha-bilitation, as discussed above, clearly exceed the scope of traditional archi-tectural/engineering design services. An appropriate fee structure for thesenew services will need to be developed and integrated into the budgetingprocess.


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C.2 Discovering Integration Opportunities forIncremental Seismic Rehabilitation

In order to benefit from opportunities to integrate incremental seismic reha-bilitation with other maintenance and capital improvement activities, it isuseful to discuss these activities as they are typically undertaken in multi-family buildings. Most multifamily building owners are familiar with theirparticular building inventories and the related patterns of maintenance andcapital improvement. A significant parameter of patterns of maintenanceand capital improvement may be the building classification (Class A, B, orC). Aggregate national data is of no particular relevance to a given owner,but may be of general interest and is summarized in the sidebar on pageC-5.

Categories of Maintenance and Capital Improvement Projects

Multifamily building owners often categorize maintenance and capital im-provement projects in the following eight categories:

1. Roofing maintenance and repair/re-roofing

2. Exterior wall and window maintenance/façade modernization

3. Public area modernization

4. Kitchen and bathroom modernization

5. Fire and life safety improvements (usually at acquisition)

6. Underfloor and basement maintenance and repair

7. Heating, ventilating, and air conditioning (HVAC) upgrade andenergy conservation

8. Hazardous materials abatement (usually at acquisition)

These categories reflect groupings of building elements, administrative andfunding categories, tenant versus public spaces, or other parameters. Someowners may use other categorizations of maintenance and capital improve-ment work. The purpose of this discussion is not to impose any specific cat-egorization of work, but simply to demonstrate the characteristics of a givenitem of planned work that may make it especially suitable for integrationwith particular incremental seismic rehabilitation measures. These pairingsof seismic rehabilitation measures with other categories of work are re-ferred to in this section as “integration opportunities.” Facility managersusing this manual are encouraged to modify the work categories to suit theirown practices.

Work Descriptions and Matrices of Seismic PerformanceImprovement Opportunities

Eight sections, C.2.1 through C.2.8, provide the facility manager with infor-mation used to identify incremental seismic rehabilitation opportunities thatcan be combined with maintenance and capital improvement projects. Theinformation becomes a tool, a technical framework or basis for action, thatcan be communicated to the architect or engineer selected to work on anyproject resulting from an integration opportunity.

These sections present the expanded descriptions of each of the work cat-egories defined above in a consistent format. Each category is described interms of:

� General description

In Brief�� Opportunities to

add seismicrehabilitationincrements existwithin most majormaintenance andcapitalimprovementactivities.

�� Incremental seismicrehabilitationopportunities aresuggested for eightspecificmaintenance andcapitalimprovementcategories.

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Part C

� Physical description

� Associated incremental rehabilitation work

� Performance of the work

� Special equipment

� Impact on building use

Matrices of possible specific integration opportunities, one matrix for eachwork category (Tables C-1 through C-6), accompany the descriptions of thefirst six categories of maintenance and capital improvement projects. Theseinclude:

� Roofing maintenance and repair/re-roofing

� Exterior wall and window maintenance/façade modernization

� Public area modernization

� Kitchen and bathroom modernization

� Fire and life safety improvements

� Underfloor and basement maintenance and repair

The integration opportunities for the next two categories of work are de-fined by reference to one or more of the six matrices.

Note that “multifamily building additions” are a category of typical capitalimprovement that is not included among the eight categories listed at thebeginning of this section. Additions may have been constructed on multi-family buildings over the course of their useful lives. Current additions willbe designed to meet the seismic requirements of the building code. Addi-tions may also offer opportunities to strengthen an adjacent building orbuildings. These opportunities require careful design and analysis, and theyare not specifically identified in the integration opportunities matrices(Tables C-1 through C-6). Furthermore, inadequately designed additions,without proper joints or connections to the existing building, could actuallycause damage in an earthquake as different sections of the building poundagainst each other.

The seismic performance improvements shown in the matrices fall intothree categories:

� Indicates improvements that can be implemented when theintegration opportunity arises, on the basis of a quick evaluation bya design professional. These types of improvements addressdeficiencies that may be identified in an ASCE 31, SeismicEvaluation of Existing Buildings, Tier 1 analysis.

� Indicates improvements that can be implemented when theintegration opportunity arises and that require engineering design.These types of improvements address deficiencies that may beidentified in an ASCE 31 Tier 1 or Tier 2 analysis.

� Indicates improvements that require engineering analysis todetermine if they should be implemented when the integrationopportunity arises to avoid unintentionally increasing the seismicvulnerability by redistributing loads to weaker elements of thestructural system (sequencing requirements).

The absence of any of these symbols in a matrix cell indicates that the im-provement in question is not applicable to the particular structural type. The

GeneralizedMaintenanceand CapitalImprovementDataWhitestone Research(a private market re-search organization)indicates that expendi-tures for maintenanceand repairs over abuilding’s life exceedreplacement costs formost building typesand configurations,including multifamilyapartment buildings.

The predominant cat-egories of maintenanceand repair activitiesfor mid- to high-riseapartment buildingsare, first, plumbingsystems, followed byinterior finishes, inte-rior construction, andmechanical systems.All these activitiesoffer opportunities forintegration with incre-mental seismic reha-bilitation work.

The timing of the workis also highly predict-able. The top 5 years ofexpense account forabout 45% of buildingreplacement. Withregularity, years 20, 25,30, 40, and 50 are thehighest expense years,with expenditures peak-ing in years 25 and 50,which each incur about17-19% of replacementcosts for outsourcedrepair and renovationexpenses.

These patterns sug-gest significant oppor-tunity (and tendency)to implement strate-gies like incrementalrehabilitation at spe-cific points over theservice life of a multi-family apartmentbuilding. They alsoimply specific targetperiods when the strat-egies could most likelybe considered andimplemented. Buildingage becomes a veryimportant characteris-tic for incrementalseismic rehabilitation.


C-6

specific placement of each of these symbols (�, �, �) or the absence of asymbol is based on professional judgment considering typical construction.However, exceptions leading to changes in these categories may arise inspecific buildings.

Integration opportunities for incremental seismic rehabilitation are a func-tion of three levels of seismicity: low, moderate, and high. The definitions ofthese levels are those used in ASCE 31, Seismic Evaluation of Existing Build-ings, and FEMA 356, Seismic Rehabilitation of Buildings. They include bothseismic zonation and soil conditions. The soil conditions at the site may af-fect the level of seismicity and must be taken into account. For example, softsoil may amplify seismic forces on some buildings. The method for deter-mining the level of seismicity is given in Section 2.5 of ASCE 31. Signifi-cantly fewer seismic improvements are recommended for low levels ofseismicity than for the higher levels because seismic vulnerability is lower.The seismic improvements recommended for moderate and high levels ofseismicity are the same in number, but differ in the details of the improve-ments to reflect the different magnitudes of seismic loads encountered inthe two levels.

Incremental seismic rehabilitation integration opportunities for each cat-egory of work are a function of building structure type. This manual usesfive broad structural types, selected to be meaningful to multifamily facilitymanagers. The materials used for the building’s vertical load-resisting sys-tem can be used to categorize the following structural types:

� Wood

� Unreinforced masonry

� Reinforced masonry

� Concrete

� Steel

The latter two structural types, concrete and steel, are broken down furtherinto those with wood floors and roofs (flexible diaphragms) and concretefloors and roofs (rigid diaphragms). This breakdown covers an importantparameter that determines how lateral loads are distributed to load-resistingelements of the structures. Structures with flexible diaphragms distributeearthquake loads based on proportional or tributary area between shear-resisting elements (shear walls or frames). Flexible diaphragms allow astraightforward analysis of loads in each shear element. Structures withrigid diaphragms distribute earthquake loads based on the relative rigidityof the individual shear-resisting elements. Rotational (twisting) forces maybe introduced that must also be resisted by these and other elements. Rigiddiaphragms require more detailed analysis that may have to be conductedfor each increment of the proposed strengthening program.

The facility manager using this section to identify incremental seismic reha-bilitation integration opportunities in a particular building should use Sec-tions C.2.1 through C.2.8 and the matrices therein as follows:

� Determine the category of maintenance or capital improvementunder consideration, and go to the section that corresponds mostclosely to that category.

� Determine the level of seismicity applicable to the building byconsidering the seismic map and the soil conditions, and identifythe applicable rows of the matrix.

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Part C

� Determine which of the seven structural categories most closely fitsthe building, and identify the applicable column of the matrix.

� List all the nonstructural and structural seismic improvementsidentified in the matrix column and rows.

� Note the category of each improvement (�, �, �).

The facility manager should present to the architect or engineer the anno-tated list of all the nonstructural and structural seismic improvements iden-tified for consideration and inclusion in the respective scope of design work.The architect or engineer should design the project using the companiondocument, Engineering Guideline for Incremental Seismic Rehabilitation,FEMA 420, which includes more detailed guidance on incremental seismicdesign. The architect or engineer designing the incremental seismic rehabili-tation program will most likely break down the seven structural type catego-ries into further subcategories, as used in ASCE 31 or FEMA 356. Thesecategories and subcategories are discussed in detail in FEMA 420.

Definitions of Seismic Performance Improvements

The seismic performance improvements, both nonstructural and structural,that are included in the matrices of integration opportunities described inthe preceding paragraphs and included in Sections C.2.1 through C.2.6, areall extracted from a generic list of seismic performance improvements. Thegeneric list is presented in Section C.2.9, which includes brief related expla-nations for each item on the list. The user of this manual can identify specificseismic performance improvements in the respective project category ma-trices and may then refer to these definitions for additional explanation ofthe involved activities.

The generic nonstructural improvements in Section C.2.9 are numberedfrom 1 to 22 for ease of reference. The improvements selected from this listfor inclusion in each of the matrices in Sections C.2.1 through C.2.6 are pre-sented in the same order and retain their respective number. This explainsthe occasional skipping of a number when a specific nonstructural improve-ment is omitted because it is not applicable in the particular matrix.

The generic structural improvements in Section C.2.9 are arranged in theorder of structural subsystems and elements. The improvements selectedfrom this list for inclusion in each of the matrices in Sections C.2.1 throughC.2.6 are presented in the same order.

Simplified Information on Integration Opportunities

Small organizations or individual owners with limited facility managementsupport may wish to concentrate initially on integration opportunities forincremental seismic rehabilitation that can be identified on the basis of aquick evaluation by a design professional (i.e., those opportunities desig-nated in the integration opportunity matrices by the symbol �). Appendix II,Integration Opportunities for Incremental Seismic Rehabilitation for SmallOrganizations and Individual Owners, includes a simplified matrix that dis-plays these opportunities for all categories of maintenance and capital im-provement projects.

Owners using this appendix should retain the services of an earthquakeengineer to identify other integration opportunities as well as to determinethe applicable seismicity.


C-8

Category 1Roofing

Maintenance andRepair/Re-roofing

C.2.1 Roofing Maintenance and Repair/Re-roofing

General Description of the Work: This category of work includes repairor replacement of any or all of the following elements:

� Roof drainage system

� Eaves and fascias

� Flashing and vents

� Roofing membrane

� Insulation

� Walking surface and ballast

� Parapets and caps

� Roof-mounted equipment

� Roof deck

Most roof maintenance and repair work is done either in response to a fail-ure or as scheduled periodic maintenance or preventive maintenance work.Most seismic rehabilitation integration opportunities for this work categorywill relate to either scheduled or preventive maintenance. Placement of roof-mounted equipment usually relates to other work categories such as HVACupgrade.

In some jurisdictions, an application for a re-roofing permit triggers a coderequirement to implement specific seismic rehabilitation such as parapetbracing.

Physical Description of the Work: Work on the roof may be localized tospecific areas, may extend to the entire perimeter of the roof, or may in-volve the complete roof surface or large portions of it. Work may be limitedto the roofing membrane or may include work on the substrate, deck, andsupporting system.

Associated Incremental Seismic Rehabilitation Work: Incrementalseismic rehabilitation associated with roofing maintenance and repair mayinclude strengthening diaphragms, improving diaphragm/wall connections,bracing parapets and chimneys, and improving equipment attachment andbracing.

Performance of the Work: Repair work on the roof is often performed bythe building owner’s maintenance staff. Outside contractors may be used formore extensive work.

An architecture/engineering (A/E) firm is typically used in connection withthe installation of mechanical, electrical, telecommunication, or similarequipment. Also, building owners often use the services of an A/E for prepa-ration of re-roofing specifications and bid documents.

Special Equipment: Scaffolding is sometimes used in connection with roofwork. Cranes or hoists may be used to lift materials or equipment.

Impact of Work on Building Use: Work on the roof generally does notinterrupt building use, except for complete re-roofing including the deck,which will affect upper floor apartments.

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Part C

Table C-1: Roofing Maintenance and Repair/Re-roofing erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV

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a/n � � latnoziroHstnemelE smgarhpaiD sgninepOtagninehtgnertS � � � � �

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a/n � � latnoziroHstnemelE smgarhpaiD etercnoCtsacerProfbalSgnippoT � � � �

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C-10

Category 2Exterior Walland Window

Maintenance/FaçadeModernization

C.2.2 Exterior Wall and Window Maintenance/FaçadeModernization

General Description of the Work: Exterior wall and window maintenancemay involve the following activities:

� Pointing

� Patching

� Painting

� Caulking

This category of work may also include major projects such as:

� Window repair and replacement

� Refinishing with new cladding or material

Most exterior wall maintenance and repair work is done in response to fail-ure or as scheduled periodic maintenance or preventive maintenance work.Caulking and window repair and replacement are also often linked to energyconservation/weatherization work.

Façade modernization is often done as redevelopment work following anacquisition. The extent and nature of the work is likely to be a function of theclassification of the multifamily building (Class A, B, or C).

In the case of subsidized housing, federal or state mandates may be appli-cable that require energy conservation improvements that may lead to win-dow repair or replacement.

Physical Description of the Work: Work is usually carried out throughoutan entire multifamily building as a scheduled maintenance activity, althoughlocalized patching work is possible. Work may include:

� Repainting brick exterior walls

� Repairing balconies

� Replacing windows

� Improving energy conservation

Associated Incremental Seismic Rehabilitation Work: Strengtheningof shear walls and improvement of diaphragm/wall connections.

Performance of the Work: Exterior wall and window work may be per-formed by skilled construction personnel on the owner’s staff or by an out-side contractor. In many cases, an A/E may be involved to provide design,specifications, bid process, and construction administration services.

Special Equipment: Access to higher exterior areas may require scaffold-ing or swing stages. This access may provide economical opportunities forthe integration of seismic rehabilitation measures.

Impact on Building Use: Since most of the work is being performed fromthe building exterior, it may be possible to accomplish the work throughoutthe year. However, some of the seismic rehabilitation measures may benoisy or require access from the interior, so this work may have to be donewhen apartments are vacant.

C-11

Part C

Table C-2: Exterior Wall and Window Work erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV






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a/n � � noitadnuoF gnicarBdutSelppirC �

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C-12

C.2.3 Public Area Modernization

General Description of the Work: Public area modernization is usuallydone by the owner soon after the acquisition of a new property. It may alsobe done periodically thereafter in order to keep up with the competition. Theextent and nature of the work is likely to be a function of the classification ofthe multifamily building (Class A, B, or C). It has the potential to involve anyinterior or exterior wall or element in the public areas, including specialtyrooms, health clubs, swimming pools, etc. Where public areas are located inthe basement, this work may include underfloor and basement work. Thiscategory may involve simple work on a single wall or the entirereconfiguration of the public areas. The installation of new equipment,ducts, pipes, conduit, cables, and wiring may involve the reconfiguration ofconcealed spaces under floors, above ceilings, and inside wall cavities andchases located throughout the building.

Physical Description of the Work: This work may include reconfigurationof spaces and creation of new spaces. Items include:

� Removing walls and ceilings

� Constructing new walls and partitions

� Installing replacement finishes

� Installing ductwork, piping, and communications equipment

Access to spaces behind finishes and construction of new walls providevarious opportunities for seismic rehabilitation work.

Associated Incremental Seismic Rehabilitation Work: Incrementalseismic rehabilitation associated with this work may include adding orstrengthening shear walls and bracing, improving beam/column connec-tions and diaphragm to wall anchorage, and adding or improving bracingand fastening of equipment.

In the case of public areas located in the basement, this work may includeincremental seismic rehabilitation work associated with Section C.2.6,Underfloor and Basement Maintenance and Repair. See Table C-6 in additionto Table C-3.

Performance of the Work: This work is usually performed by skilled con-struction personnel. Usually A/E design or interior design is used for thistype of work.

Special Equipment: Special equipment required for access to work areasfor any seismic rehabilitation construction will typically be available duringany remodeling work.

Impact on Building Use: Public area modernization can usually be donewith the tenants in place.

Category 3Public Area

Modernization

C-13

Part C

erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV






3 � � a/n a/n gnipiPdnarelknirpSfogniliateDdnagnicarB � � � � � � �

4 � � a/n a/n lacinahceM(tnempiuqEfognicarBdnagninetsaF)lacirtcelEdna

� � � � � � �

6 � � a/n a/n sthgiLfognicarBdnanoisnepsuS � � � � � � �

7 � � a/n a/n sgnilieCfognicarBdnagninetsaF � � � � � � �


9 � � � a/n a/n gnithgiLycnegremEfognicarBdnaegarohcnA � � � � � � �

11 � � � a/n a/n roiretnItasllaWyrnosaMgnicrofnieRrognicarBsriatS

� � � � � �

21 � � a/n a/n )dooWdnayrnosaM(snoititraProiretnIfognicarB � � � � � � �

31 � � a/n a/n srotavelEfogniliateDdnatroppuS � � � � � �



02 � � a/n a/n sreniatnoCslairetaMsuodrazaHfotniartseR � � � � � � �

12 � � a/n a/n dnastenibaCfognicarBdnatnemhcattAsgnihsinruF

� � � � � � �


a/n � � llA tnemevorpmItnemelEgarDdnarotcelloC � � � � � � �

a/n � � latnoziroHstnemelE smgarhpaiD gnicarBdnaegarohcnAeninazzeM � � � � � �

a/n � � latnoziroHstnemelE smgarhpaiD sgninepOtagninehtgnertS � � � � �





decarBsemarF ssenffitS/yticapaC � � � �


decarBsemarF ytiunitnoC � � � �


decarBsemarF snoitcennoC � � � �


tnemoMsemarF ssenffitS/yticapaCnmuloCmaeB � � � �


tnemoMsemarF noitcennoCnmuloCmaeB � � � �



a/n � � lacitreVstnemelE sllaWraehS fooRotsllaWroiretnIdooWfonoisnetxE � � �




� � � � � �






Unre

info

rced

Mas

onry

Rein

forc

edM

ason

ry

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm

Table C-3: Public Area Modernization


C-14

C.2.4 Kitchen and Bathroom Modernization

General Description of the Work: Kitchen and bathroom modernizationis generally considered the necessary minimum improvements to be donein tenant spaces following an acquisition of a new property.

Physical Description of the Work: This work usually does not includereconfiguration of spaces or creation of new spaces, but rather the removaland replacement of walls finishes and the installation of new fixtures andappliances. The installation of new piping and ductwork may also be in-volved. Access to spaces behind finishes may provide some opportunitiesfor seismic rehabilitation work.

Associated Incremental Seismic Rehabilitation Work: Incrementalseismic rehabilitation work associated with kitchen and bathroom modern-ization may include adding or strengthening shear walls and bracing, im-proving beam/column connections and diaphragm to wall anchorage, andadding or improving bracing and fastening of equipment.

Performance of the Work: Typically this work involves skilled constructionpersonnel. A/E design or interior design may be used.

Special Equipment: Special equipment required for access to work areasfor any seismic rehabilitation construction will typically be available duringany remodeling work.

Impact on Building Use: Kitchen and bathroom modernization is usuallydone sequentially, as apartments are vacated and leases renewed.

Category 4Kitchen and

BathroomModernization

C-15

Part C

Table C-4: Kitchen and Bathroom Modernization erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV erutcurtSgniyrraCdaoLlacitreV








� � � � � � �




a/n � � llA tnemevorpmItnemelEgarDdnarotcelloC � � � � � � �





















� � � � � �






Unre

info

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Mas

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Rein

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ason

ry

Woo

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Conc

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Dia

phra

gm

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm


C-16

C.2.5 Fire and Life Safety Improvements

General Description of the Work: Fire and life safety improvements mayinvolve the following building elements:

� Corridors and doors

� Stairs

� Lobbies

� Exits

� Alarm systems

� Standpipes

� Automatic fire sprinkler systems

In multifamily buildings, this work will usually be identified as part of thedue diligence at time of acquisition. Only if the work is in response to a di-saster, such as a fire, will the work be unplanned. However, a building disas-ter that requires some construction may provide an opportunity to integrateseismic safety improvements.

This category of work may be mandated by a fire marshal inspection. It mayalso be part of public area modernization that provides the opportunity toimplement this work category. Some codes may also require seismic reha-bilitation when a building experiences a significant amount of damage in adisaster such as fire, flood, or earthquake.

Physical Description of the Work: Fire and life safety improvementsusually involve the building’s means of egress, which will affect specific in-ternal public spaces. Often the work is near the center of the building, suchas in the corridors and stairwells. In some cases, it may affect spaces on thebuilding perimeter, such as lobbies, entrances, and stairways. Items include:

� Removing and replacing corridor wall finishes, doors, transoms,and equipment (e.g., cabinets), which provides access to walls andceilings

� Installing new walls or altering existing walls at fire separations andstairway enclosures

� Installing new stairways either within the building or on theexterior, which may require removing part of a floor andconstructing new walls

� Installing alarms, standpipes, or sprinklers, which may provideaccess to concealed spaces

Associated Incremental Seismic Rehabilitation Work: Incrementalseismic rehabilitation work associated with fire and life safety improve-ments may include adding or strengthening shear walls and bracing, im-proving beam/column connections and diaphragm to wall anchorage, andadding or improving bracing and fastening of equipment.

Performance of the Work: Typically this work involves skilled constructionpersonnel. These may be the owner’s personnel or contractors. In somecases an A/E is involved.

Special Equipment: No special equipment is required for this task exceptfor scaffolding to provide access to the work areas.

Impact on Building Use: Typically this work is performed with tenants inplace.

Category 5Fire and Life Safety

Improvements

C-17

Part C









� � � � � � �

6 � � a/n a/n sthgiLfognicarBdnanoisnepsuS � � � � � � �



9 � � � a/n a/n gnithgiLycnegremEfognicarBdnaegarohcnA � � � � � � �

11 � � � a/n a/n roiretnItasllaWyrnosaMgnicrofnieRfognicarBsriatS

� � � � � �


31 � � a/n a/n srotavelEfogniliateDdnatroppuS � � � � � �




12 � � a/n a/n dnastenibaCfognicarBdnatnemhcattAsgnihsinruF

� � � � � � �






















� � � � � �






Unre

info

rced

Mas

onry

Rein

forc

edM

ason

ry

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm

Table C-5: Fire and Life Safety Improvements


C-18

C.2.6 Underfloor and Basement Maintenance and Repair

General Description of the Work: Underfloor and basement mainte-nance may involve the following activities:

� Repair of deterioration

� Repair of termite damage

� Equipment replacement

This category of work is most likely to be applicable in smaller multifamilybuildings. In larger multifamily buildings, basements are likely to containparking, storage, and mechanical areas. In the latter case, underfloor andbasement work may therefore be much more extensive, closer in scope topublic area modernization.

Most underfloor repair activities will be in response to a problem. The solu-tion may be immediate or assigned to the capital improvements budget. Forexample, settlement and resulting underpinning repair may be the result ofa floor problem and require immediate intervention.

Usually there are no mandates or code issues involved with underfloor re-pair work. Safety is the usual driving force.

Physical Description of the Work: Work includes:

� Replacing deteriorated wood elements

� Repairing cracked or bowed walls

� Repairing damaged or deteriorated floors, underpinning wherebuildings have settled

� Replacing basement equipment

Associated Incremental Seismic Rehabilitation Work: Incrementalseismic rehabilitation work associated with underfloor and basement workmay include adding cripple stud bracing, improving foundation anchorage,adding new foundations, and improving floor to wall anchorage.

In the case of larger multifamily buildings, this work may include the incre-mental seismic rehabilitation work associated with Section C.2.3, PublicArea Modernization. See Table C-3 in addition to Table C-6.

Performance of the Work: The work is often performed by owner staff orby outside contractors. Major design work will often require A/E services.

Special Equipment: Special equipment is usually not required forunderfloor work. However access to the area must be available.

Impact on Building Use: Except for equipment replacement, the workmay be done at any time, independent of building use.

Category 6Underfloor and

BasementMaintenance and

Repair

C-19

Part C








� � � � � � �

01 � � a/n a/n sevlaVffO-tuhS � � � � � � �




a/n � � noitadnuoF stloBrohcnA �

a/n � � noitadnuoF egarohcnA � � � � � � �

a/n � � noitadnuoF gnicarBdutSelppirC �

a/n � � noitadnuoF snoitadnuoFweN � � � � � � �

a/n � � noitadnuoF daoLlaretaLpaCeliP � � � � � �

a/n � � noitadnuoF tfilpU � � � � � � �




decarBsemarF snoitcennoC � �


tnemoMsemarF noitcennoCnmuloCmaeB � �





� � � � � �






Unre

info

rced

Mas

onry

Rein

forc

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ason

ry

Woo

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Conc

rete

Dia

phra

gm

Woo

dD

iaph

ragm

Conc

rete

Dia

phra

gm

Table C-6: Underfloor and Basement Work


C-20

C.2.7 HVAC Upgrade and Energy Conservation

General Description of the Work: HVAC upgrade and energy conserva-tion projects may include the following items:

� Exterior envelope work

� Insulation

� Windows

� HVAC equipment

� Ducts and piping

Building elements affected may include exterior walls, ceilings, attic spaces,roofs, and basements.

These improvements may be in response to the owner’s long-range strate-gic plan, special state or federal requirements for subsidized housing, or aspart of other routine equipment replacement. In all cases the intent is notonly to improve performance and reduce operating costs, but also to saveenergy.

Federal or state mandates may be factors leading to energy conservationimprovements. If special grants are available, they can be made part of thecapital improvement program. Local building code requirements may alsoencourage energy conservation improvements.

Physical Description of the Work: The physical work involved in HVACupgrade and energy conservation may be localized or involve the entirebuilding. Items include:

� Improving or replacing windows

� Installing new insulation in exterior walls

� Installing new insulation in the attic, which may permit access tothe ceiling space

� Installing new insulation on the roof deck, which may becoordinated with other roof-top work

� Installing HVAC equipment, which should meet the anchoragerequirements for seismic forces and may provide access to areasfor other work

� Adding air conditioning, which may include the installation of ductsor piping to spaces throughout the building

Associated Incremental Seismic Rehabilitation Work: This work mayinclude the incremental seismic rehabilitation work associated with the fol-lowing other project categories discussed earlier:

� C.2.1 Roofing Maintenance and Repair/Re-Roofing

� C.2.2 Exterior Wall and Window Maintenance/Façade Modernization

� C.2.3 Public Area Modernization

� C.2.4 Kitchen and Bathroom Modernization

See Tables C-1, C-2, C-3, and C-4 for integration opportunities.

Performance of the Work: The work may be performed by owner person-nel or by outside contractors, depending on the project size or complexity.Whether the services of an A/E are required will depend on the nature of thework.

Category 7HVAC Upgrade and

Energy Conservation

C-21

Part C

Special Equipment: Special equipment may be required to provide accessto the work, including scaffolding or a crane or lift.

Impact on Building Use: Some of this work may be done at any time ofyear from the roof and in public spaces. Most window or interior work mustbe accomplished when apartments are vacant. Typically this work cannot bedone easily around occupants.

C.2.8 Hazardous Materials Abatement

General Description of the Work: The presence of hazardous materialsmay involve abatement of:

� Asbestos

� Lead paint

� Radon

In multifamily buildings, this work will usually be identified as part of thedue diligence at the time of acquisition.

Physical Description of the Work: Hazardous materials abatement mayinclude the removal of finishes such as plaster, ceiling materials, and floor-ing throughout the tenant and public spaces. It may include removal of theadhesives used. Asbestos abatement may include the removal or encapsula-tion of insulation on pipes and ducts. Lead paint abatement may includeremoval of the paint and finishes or encapsulation of the component con-taining the lead paint. Radon abatement may require installation of ventila-tion systems or other work in the basement.

Associated Incremental Seismic Rehabilitation Work: In some cases,the extent of the work may provide access to interior spaces that will pro-vide a seismic rehabilitation opportunity. Seismic rehabilitation work couldfollow the hazard mitigation work before the finishes are reinstalled. Thiswork may include the incremental seismic rehabilitation work associatedwith the following other project categories discussed earlier:

� C.2.3 Public Area Modernization

� C.2.4 Kitchen and Bathroom Modernization

� C.2.5 Fire and Life Safety Improvements

See Tables C-3, C-4, and C-5 for integration opportunities.

Performance of the Work: The work is typically performed by specialtycontractors.

Special Equipment: Special equipment, such as scaffolding, would oftenbe on the job as part of the abatement work. Other special equipment, suchas fans and enclosures, are irrelevant to seismic work.

Impact on Building Use: Building use will be curtailed during any hazard-ous materials abatement work. The work cannot be done around occupants.It requires vacant apartments.

C.2.9 Definitions of Seismic Performance Improvements

The seismic performance improvements included in the matrices of integra-tion opportunities in Sections C.2.1 through C.2.8 are all extracted from thegeneric list in the following tables. The tables contain additional information(description and purpose) that should be useful to multifamily facility man-agers using this section.

Category 8Hazardous MaterialsAbatement


C-22

Nonstructural Seismic Performance Improvements

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71 � � niehtyWroiretxEfoegarohcnAsllaWytivaC

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C-23

Part C

Structural Seismic Performance Improvements

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C-24

Structural Seismic Performance Improvements (continued)

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C-25

Part C

Summary of Part CPart C consists of recommended tools to enable the facility manager toimplement incremental seismic rehabilitation.

� Engineering services should be retained for three specific phases:seismic screening and evaluation, incremental seismicrehabilitation planning and design, and construction periodsupport.

� Continuity of building documentation is of special importance.

� Opportunities to add seismic rehabilitation increments exist withinmost major maintenance and capital improvement activities.

� Incremental seismic rehabilitation opportunities are suggested foreight specific maintenance and capital improvement categories.

Recommended Actions1. Determine the category of maintenance or capital improvement

under consideration.

2. Determine the level of seismicity applicable to the building.

3. Determine which of the seven structural categories most closely fitsthe building.

4. List all the nonstructural and structural seismic improvementsidentified as integration opportunities.

5. Note the category of each improvement (�, �, �).

6. Present to the architect or engineer the annotated list of all thenonstructural and structural seismic improvements identified forconsideration and inclusion in the respective scope of design work.

7. The architect or engineer should design the project using thecompanion document, Engineering Guideline for IncrementalSeismic Rehabilitation, FEMA 420.

Documents

Tools for Implementing Incremental Seismic · Section C.2, Discovering Integration Opportunities for Incremental Seismic Rehabilitation, provides the facility manager with a set of