How Los Angeles Handles Earthquake Safety: A Practical Guide
Every city handles earthquake safety a little differently. In Los Angeles, California, there are 4 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.
Non-Ductile Concrete Retrofit
LA requires mandatory seismic evaluation and retrofit or demolition of concrete buildings constructed before January 13, 1976. Owners have up to 25 years from a Department order to complete the work.
Key details: Applies to: Concrete buildings with permit applications before January 13, 1976. Exemptions: Detached single-family dwellings and duplexes. Phase 1 deadline: 3 years: submit completed checklist to Department. Phase 2 deadline: 10 years: submit full structural evaluation. Final deadline: 25 years: complete all demolition or retrofit.
Any person who violates or causes another to violate this division is guilty of a misdemeanor and subject to prosecution or administrative enforcement under the LAMC. The order is recorded at the County Recorder's Office. Exception applies to buildings actively proceeding under approved timelines or extensions granted by the Department or Board.
This is not one of those rules that cities tend to ignore. Los Angeles actively enforces its non-ductile concrete retrofit requirements.
Wood-Frame Retrofit
LA mandates seismic retrofits for existing wood-frame buildings with soft, weak, or open-front wall lines. Owners have up to 7 years from a Department order to complete the work or demolish.
Key details: Scope: Wood-frame buildings with soft, weak, or open-front wall lines. Priority I (enforced first): Buildings with 16+ dwelling units. Plans/analysis due: 2 years after service of order. Permits due: 3.5 years after service of order. Work completion deadline: 7 years after service of order.
Failure to comply after receiving an order is a misdemeanor. The order is recorded at the County Recorder's Office. Any person who violates or causes another to violate the division is guilty of a misdemeanor and subject to prosecution or administrative enforcement. Exception applies to buildings proceeding in compliance with approved timelines or extensions.
This is one of the stricter rules in Los Angeles's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.
Soft-Story Retrofit
Los Angeles mandates seismic retrofit of wood-frame buildings built before January 1, 1978 where the ground floor contains parking or other open space below one or more upper stories (soft-story / tuck-under buildings). Owners must submit retrofit plans within 2 years, obtain permits within 3.5 years, and complete work within 7 years of receiving a Department order.
Key details: Scope: Wood-frame buildings with permit before January 1, 1978, having ground-floor parking or open space below upper stories. Exception: Buildings with 3 or fewer dwelling units used solely for residential purposes. Priority I: 16 or more dwelling units (highest priority). Priority II: 3 or more stories with fewer than 16 dwelling units. Plan submittal deadline: 2 years after service of order.
LAMC § 91.9311 makes it unlawful to maintain, use, or occupy a covered building that does not meet minimum seismic standards. Owners, lessors, sublettors, managers, and persons in control may be charged with a misdemeanor. The Department may order the building vacated and subsequently demolished under LAMC § 91.8903 for continued non-compliance.
This is not one of those rules that cities tend to ignore. Los Angeles actively enforces its soft-story retrofit requirements.
Unreinforced Masonry
Los Angeles mandates seismic analysis and retrofit or demolition of all unreinforced masonry bearing wall buildings constructed before October 6, 1933, with compliance deadlines based on occupancy risk classification. Buildings that do not meet minimum standards must be structurally altered or demolished.
Key details: Scope: Buildings constructed or permitted before October 6, 1933 with unreinforced masonry bearing walls. Exception: Detached 1–2 family homes and apartment houses with fewer than 5 units used solely for residential purposes. Analysis deadline: 270 days after service of Department order. Permit deadline: Within 1 year after service of order. Completion deadline: Within 3 years after service of order.
Maintaining, using, or occupying a building within the scope of Division 88 that does not meet minimum earthquake standards is a misdemeanor (LAMC § 91.8812). Any owner, lessor, sublessor, manager, or person in control may be held liable. The Department may order the building vacated and, after 90 days of non-compliance following the vacate order, may order demolition under LAMC § 91.8903.
Compared to other cities, Los Angeles takes a harder line on unreinforced masonry. The enforcement and penalty structure reflects that.
The Bottom Line
Los Angeles is tougher than many cities when it comes to earthquake safety. Out of the 4 rules covered here, 4 are rated strict. If you are a homeowner, renter, or business owner in Los Angeles, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.
These rules come from Los Angeles's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.