Tag: Fastest-Growing

“Better safe than sorry” – Old Proverb

It’s no secret that California is a hot spot for earthquakes. The U.S. Geological Survey found that the Southern California region alone had a 75% chance of being hit by earthquakes with magnitudes of 7.0 or more in the next 30-years starting in 2014. In response, Los Angeles introduced Ordinance 183893 and 184081 deemed the Los Angeles Soft-Story and Non-Ductile Concrete Retrofit Programs. The goal is simple, reduce structural deficiencies of wood and non-ductile concrete buildings to prevent potential structural failures due to earthquakes. It is important to note that property’s complying with the Non-Ductile Concrete Retrofit Program must meet three milestones upon receipt of notice to comply:

  •  3-year mark: Submit completed checklist for review to determine if the building is considered a non-ductile concrete building

  •  10-year mark: Submit evidence of retrofit and demolition plans – past and future

  •  25-year mark: Complete construction

While the programs are currently only required for LA properties it is still highly recommended that any property that meets certain building details also perform a retrofit inspection as the property could be vulnerable. These additional criteria are as follows:

  •  Soft-Story Buildings:

        •  Consisting of 2+ stories of wood frame construction

        •  Built and/or approved for the build before January 1, 1978

        •  Containing ground floor park or similar open floor spaces

  •  Non-Ductile Concrete Buildings supported by concrete walls and/or columns

If you have a property in NYC, you’re probably aware of the seemingly endless list of building requirements such as commonly known Local Laws 84, 33, and 87 and the lesser-known Local Law 11 (LL11) aka the Façade Inspection and Safety Program. Through the LL11, a licensed professional (LP) will conduct and report a thorough evaluation of the conditions of buildings 6-stories or more to the NYC Department of Building every 5-years. The scope of work will account for all visual distresses, structural components, thermal insulation, and HVAC and fire protection systems. Some façade details that your hired LP will look for include, but are not limited to:

  •  Cracks, chipping, abrasions, and peeling

  •  Erosion and corrosion

  •  Efflorescence

  •  Disintegrating, missing, displaced, and budging units/parts

  •  Improper repairs

*For a full list of features – and their definitions – your LP will inspect your building for, refer to the NYC presentation of LL11 beginning on page 5.

Any defects found during the inspection must be repaired within 90-days of the report’s filing and amended reports must be filed within 2-weeks of completion of repairs. Upon submission of your LL11, NYC DOB will classify your building as either Safe, Safe With a Repair and Maintenance Program (SWARMP), or Unsafe. Properties that are deemed Unsafe, must install building protection – such as sidewalk sheds or construction fencing – immediately. Like the LL84, 33, and 87 requirements, the LL11 has hefty violation fees:

Chart 1:

Reason for Violation                          Cost of Violation

Late Filing (initial report)                       $1,000/month

Failure to File (initial report)                     $5,000/year

Failure to correct unsafe conditions       See Chart 2

Failure to correct SWARMP conditions      $2,000

Chart 2:

Failure to Correct Unsafe Conditions               Cost of Violation

Year 1                  $1,000/month

Year 2           $1,000/month + $10/linear foot of shed/month

Year 3           $1,000/month + $20/linear foot of shed/month

Year 4           $1,000/month + $30/linear foot of shed/month

Year 5           $1,000/month + $40/linear foot of shed/month

Upon reaching 40-years or older, buildings in Miami-Dade, FL are recommended to perform recertification on the building to ensure continued safety. The Miami-Dade Recertification must be completed by a registered Florida LP such as an architect or engineer. During the recertification, your hired LP must evaluate the condition of the building’s general structure and electrical systems to determine its safety for occupants. A thorough report must be conducted to include and identify each building on a property. Building inspections conducted will include:

  •  A visual examination of all habitable and non-habitable areas

  •  Testing and analysis of onsite and system procedures

  •  Manual sampling and/or testing where visual examinations are unable to provide sufficient information

*For a full breakdown of inspection requirements and definitions, refer to pages 1-6 of the Miami-Dade application/form.

All discoveries during the examination must consider how the movement of structural components and the deterioration and age of materials correlate with one another. Final reports must be submitted within 90-days upon notice to comply and must clearly provide evidence to support the classification of the building’s current level of safety: Safe, Unsafe, Safe with Qualifications, or Safe by Restrictive Interpretation. Failure to submit your Miami-Dade Recertification on time can result in a fine of up to $10,510 and any building deemed unsafe will be vacated and potentially demolished. There are potential exemptions and extensions provided which can be located on the official Miami-Dade site.