Post-Earthquake Issues

New structural steel and restoration of the historic stucco and decorative tile work and a repaired tile roof reinstated this earthquake damaged building as a major element of the historic district. Northridge, CA Photo: Courtesy of Historic Preservation Partners for Earthquake Response.

Should a historic building suffer damage during an earthquake, it is the owner who has a plan in place who will be able to play a critical role in determining its ultimate fate. If the owner has previously assembled a team for the purpose of seismic upgrading, there is a greater chance for the building to be evaluated in a timely fashion and for independent emergency stabilization to occur. In most municipalities, a survey, often by trained volunteers, will be conducted as soon as possible after an earthquake, and buildings will be tagged on the front with a posted notice according to their ability to be entered. Typically red, yellow, and green tags are used to indicate varying levels of damage--no entry, limited entry, and useable--to warn citizens of their relative safety. Heavily damaged areas are often secured off-limits and many red tagged, but repairable, buildings have been torn down unnecessarily because owners were unable to evaluate and present a stabilization plan in time. Owners or members of the preservation community may engage their own engineers with specialized knowledge to challenge a demolition order. Because seismic retrofit is complex and many jurisdictions are involved, the coordination between various regulatory bodies needs to be accomplished before an earthquake.

During times of emergencies, many communities, banks, and insurance agencies will not be in a position to evaluate alternative approaches to dealing with damaged historic buildings, and so they often require full compliance with codes for new construction for the major rehabilitation work required. Because seismic after-shocks often create more damage to a weakened building, the inability to act quickly--even to shore up the structure on a temporary basis--can result in the building's demolition. Penetrating rain, uneven settlement, vandalism, and continuing after-shocks can easily undermine a building’s remaining structural integrity. Moreover, the longer a building is unoccupied and non-income-producing, the sooner it will be torn down in a negotiated settlement with the insurance company. All of these factors work against saving buildings damaged in earthquakes, and make having an action plan essential.

Having an emergency plan in place, complete with access to plywood, tarpaulins, bracing timbers, and equipment, will allow quick action to save a building following an earthquake. Knowing how the community evaluates buildings and the steps taken to secure an area will give the owner the ability to be a helpful resource to the community in a time of need.

If the federal government is asked to intervene after a natural disaster, technical assistance programs are available. Often after a disaster, grant funds or low-cost loans from federal, state, and congressional special appropriations are targeted to qualified properties, which can help underwrite the high cost of rehabilitation (see information about FEMA)