Community Development

The Seismic Program has been holding meetings with the leadership and members of various community groups and is nearing the end of our verification period. We will be posting the final SWOF inventory early 2025.

We are asking Homeowner Associations (HOA) members to reach out to the Seismic Program to set up a meeting. 

The purpose of the CalCAP Seismic Safety Financing Program (CalCAP/Seismic Safety) is to incentivize private financing for California small businesses and residential property owners (including multiunit dwellings and registered mobile homes) to finance the costs of seismically retrofitting existing buildings and homes.

1. What is the BSRP SWOF Inventory Webmap showing?
This webmap allows public users to view all residential buildings, within the purvey of this program, identified as having potential SWOF characteristics. Additional information, such as the year built, number of stories, number of units, etc., is provided through the use of this map.

2. How were these buildings identified as having potential soft, weak or open-front (SWOF) conditions?
The buildings identified as having potential SWOF conditions were determined from a survey performed in 2022 using publicly available sources, such as assessor records, permit records, satellite maps and street views, as well as site observations made from public areas to clarify specific conditions. This information was compiled to create an initial inventory. All property owners were sent notice on August 9, 2024, via USPS, and provided an opportunity to verify information in the inventory and correct errors. Once this verification process was completed by City Staff, a second notice was sent on April 9, 2025 providing one final opportunity to verify, dispute, and correct the information contained in the inventory. The webmap is the final result of these efforts.

3. Does being on the webmap mean my building is unsafe to occupy?
A building  identified on the webmap may have structural characteristics—known as Soft, Weak, or Open Front (SWOF) wall lines—that could result in increased damage during a moderate to severe earthquake. While these buildings typically met the building codes in place at the time they were constructed, past experience has shown that they may not perform as well in stronger earthquakes. Improvements can often be made to enhance their resilience and better protect occupants in the event of future seismic activity. 

4. What does it mean if my building is not on the webmap?
If your building is not on the webmap it means that it was not identified as having potential SWOF characteristics, or is not a building type that is under the purvey of this program. The program identifies multistory, wood-framed buildings constructed prior to 1978, with 3 or more units. Buildings that appear to have SWOF conditions and do not appear on this list may not meet the criteria above. Buildings built after 1978 were designed and detailed to improve performance during earthquakes.

5. Is the webmap final or will it be updated?
The webmap is released as our initial inventory, but will remain dynamic with updates performed as projects are strengthened, additional information is provided and the program moves forward.

6. Can the public search for a specific property on the webmap?
The public can search for a specific property. Information can be viewed for a specific building, or exported for multiple buildings.

7. What is the process for correcting inaccurate building information on the webmap?
If a property owner believes their buildings were incorrectly identified as SWOF characteristics, they have the opportunity to request a reassessment. Form-062 may be completed to corroborate or correct the information in the SWOF inventory and serves as a formal means to request removal from the list.

1. What should I do if my building appears on the webmap?
The Building Seismic Resiliency Program is voluntary, and there are no immediate consequences if a property owner chooses not to strengthen their building at this time. The City's goal is to raise awareness and educate property owners about the potential SWOF characteristics of their buildings. The City is emphasizing the benefits of retrofitting, which include protecting their investment, ensuring the safety of tenants, and enhancing public safety. While the program is voluntary, the City is exploring ways to make voluntary seismic retrofitting work exempt from any future mandatory retrofit requirements, which are likely to be more stringent and costly. Taking action now can help avoid more expensive retrofitting and compliance costs in the future while contributing to a safer community.

2. Am I required to retrofit my building now?
See question 1 above.

3. What are the benefits of voluntarily strengthening my building?
Voluntary strengthening of your building not only protects individuals living, working, or staying in the building, but it also protects your investment. Damage to buildings with SWOF characteristics can be severe and could lead to very expensive repairs, or even the removal of the building in the worst cases. Additionally, strengthening can increase property values, reduce insurance premiums, and reduce inherent liability.

4. Will the City provide assistance or incentives for retrofitting?
The City is investigating various incentives to encourage strengthening of identified buildings. In addition, we are actively researching and applying for grants that would provide financial assistance to building owners.

5. Will this affect my insurance premiums or liability?
This program is not expected to increase insurance premiums. Most general  insurance policies do not cover damage due to earthquake damage, so there is no added risk to the insurance company. For properties covered by earthquake insurance, a reduction in premiums may be seen. A SWOF condition in a building exists whether the building is identified on a list or not. For this reason, the release of this map should not specifically increase liability. However, the strengthening of a retrofit can reduce liability by directly addressing the risks of these vulnerable conditions.

6. Can I remove my building from the inventory if I disagree with the findings?
If a property owner believes their buildings were incorrectly identified as SWOF characteristics, they have the opportunity to request a reassessment. Form-062 may be completed to corroborate or correct the information in the SWOF inventory and serves as a formal means to request removal from the list. Additionally, buildings may be removed from the SWOF inventory if previously permitted seismic retrofitting work has been completed or if a licensed civil or structural engineer submits a request for removal, Form-063, with supporting documentation. For more details and instructions, please visit the Seismic Program webpage at www.longbeach.gov/seismicprogram.

7. Can I do other construction work, such as ADUs, at the same time as a strengthening?
Strengthening work can be done at the same time as other work. However, a separate permit may be required to document the SWOF strengthening work.

1. Will tenants be notified if they live in a building identified on the webmap?
Tenants will not be notified if their building has been identified as a potential SWOF building on the webmap. However, the webmap is available for public viewing, and the status of a building can be researched.

2. Will tenants be displaced during retrofitting?
It is anticipated that tenants will not be significantly affected by seismic retrofitting work, as the construction typically does not take place in habitable spaces. The work is usually conducted in non-living areas, such as tuck-under garages or parking areas, meaning tenants’ living spaces should not be impacted. However, temporary disruptions to parking may occur during construction, but tenants will generally not be displaced or experience significant inconvenience.

3. Does this mean my apartment is unsafe?
Buildings with SWOF conditions have been shown to perform more poorly during a moderate to severe earthquake. This can result in more damage and a higher risk to life safety. However, buildings that have these conditions generally comply with the Building Codes that were in place at the time of construction. SWOF buildings are not unsafe, but can be improved using information collected from past experience.

4. Can landlords raise rent because of this retrofit?
The costs of seismic retrofitting cannot be directly passed on to tenants. In terms of rent increases, the State of California caps annual rent increases to 5% plus the Consumer Price Index (CPI), which reflects the local inflation rate, with a maximum increase of 8.9% per year. However, the City does not have local rent control laws in place.

It is important to note that seismic retrofitting should not affect tenant habitability, and the work usually causes very little to some disturbance to tenants. Typically, the work occurs in tuck-under garages or parking areas, which means tenant living spaces should not be affected.

5. What protections are in place for renters if their landlord decides to retrofit?
Many tenant protections are in place to protect tenants, including additional tenant protections related to just cause evictions as outlined in Long Beach Municipal Code Section 18.99. Contact the Housing and Neighborhood Services Bureau for additional resources.

1. Why is this a voluntary program and not mandatory?
The City has implemented this program as a voluntary initiative to balance public safety with the financial realities faced by property owners. Seismic retrofitting is a significant investment, and without substantial financial assistance, a mandatory approach could place undue hardship on building owners. Our goal is to encourage and support voluntary retrofitting while being mindful of these challenges.

This program is designed to educate property owners on how to retrofit their buildings, highlight the importance of protecting their investment, and reinforce the need to safeguard the homes of residents and tenants. Many of these buildings house families, workers, and community members who rely on their continued safety and stability. Through technical guidance, streamlined permitting, and potential financial incentives, we aim to make retrofitting more accessible and manageable, allowing owners to take proactive steps at their own pace.

As funding opportunities expand, whether through state or federal programs the City anticipates increased participation in the program. However, if voluntary efforts do not achieve the level of resiliency needed, or if earthquake concerns warrant stronger action, the City may need to re-evaluate its approach, including the possibility of future mandates when resources are available to assist property owners. Additionally, with ongoing discussions at the state level regarding potential seismic retrofit requirements, this program helps prepare building owners for any future regulatory changes.

The City’s priority is to work in partnership with property owners and tenants, providing the knowledge and support needed to make informed decisions about retrofitting. By taking a collaborative and patient approach, the City can enhance public safety, protect investments, and ensure that residents and tenants can continue to live in secure, resilient homes.

2. Will the City make strengthening mandatory in the future?
See above. Also, the design requirements of the voluntary program will align with anticipated design standards to be used in any future mandatory program.

3. What is the timeline for requiring strengthening, if at all?
As this is a voluntary program, there is currently no timeline for required compliance.

4. How does this program align with State or FEMA guidance?
The design requirements of the voluntary program will allow the use of various design standards such as FEMA P-807, ASCE 41, CEBC Appendix A4, and others. This program is being developed to incorporate technical requirements that will be consistent with other local jurisdictions. Additionally, should SWOF strengthening become mandatory in the future, any strengthening done voluntarily under this program and/or the requirements of LBMC 18.70 would require no further strengthening.

5. What outreach was done to inform the public before the release?
The City recognizes that the community may have questions or concerns regarding the seismic strengthening of buildings. To address this, at least four community outreach meetings were held during the summer of 2024, including two in-person and two virtual meetings, specifically for property owners and their representatives. These meetings provided an opportunity to gather feedback and address concerns, helping to ensure that community members feel heard and understood.

In addition to these meetings, the City held multiple one-on-one sessions with tenant advocacy groups in late 2024 to further educate and engage tenants. The City also reached out to several homeowners associations to inform condo building owners with potential SWOF characteristics and emphasize the benefits of seismic retrofitting. This remains an ongoing effort, and the City will continue working with tenant and owner advocacy groups to ensure all concerns are heard and addressed.

1. How much does a strengthening typically cost?
The average cost to retrofit a building with SWOF characteristics ranges from $40,000 to $160,000. These are average estimates, and the actual costs for individual projects will depend on several factors, including the size and layout of the building, the number of SWOF wall lines that may need to be strengthened, and other specific characteristics of the building. It is important for property owners to work with licensed civil or structural engineers to get a more accurate cost assessment tailored to their building's unique needs and configuration.

2. Are there loans, grants or subsidies available?
There are funding options available to assist with seismic retrofitting. Property owners can apply for retrofit loans specifically designed for seismic upgrades. Additionally, the City is actively exploring other financing opportunities, including the FEMA Hazard Mitigation Grant Program (HMGP), to help cover retrofit costs. The City will continue to post updates and relevant information on the Seismic Program website, so property owners are encouraged to check regularly for new funding opportunities and details on how to apply.

3. Will the City or State provide funding assistance?
See above.

4. Are there tax breaks for property owners who retrofit?
At this time, the City is not aware of any tax incentives or benefits specifically related to seismic retrofitting. However, it is recommended to consult with a tax professional or attorney to explore any potential tax benefits or deductions that may apply to your specific situation. They can provide personalized advice based on the most current tax laws and regulations.

1. Why is the City releasing this information now?
The release of the webmap comes at the end of a verification period where property owners of buildings initially identified as having potential SWOF characteristics were sent two separate notification letters and given the opportunity to verify information in the inventory, make corrections, or request removal from the inventory. Having completed this process, the information is now being made public through the webmap. All information contained in the webmap is publicly available through Public Records Act request, and as such has been made available in this easy to access format. Information is important when encouraging voluntary action, so the webmap is also a great tool to provide information and to aide building owners and tenants in discussing next steps.

2. How many buildings are affected citywide?
Approximately 3100 buildings have been identified as having a potential SWOF condition.

3. Which neighborhoods or Council Districts have the most soft-story buildings?
Council districts 1, 2, 3, and 6 have the most potential SWOF buildings. Generally, neighborhoods with multifamily residences constructed prior to 1978 have potential SWOF buildings.

4. How does Long Beach compare to other cities in terms of earthquake risk and preparedness?
Our location in Southern California puts Long Beach at comparable risk to other neighboring cities for earthquakes. This inherent risk of earthquakes is one of the main drivers in the development of the BSRP Program. Additionally, Long Beach prioritizes preparedness to assist in emergency response after an earthquake. Our Disaster Preparedness Department has plans in place to not only prepare for disasters, but also to respond to and recover from disasters.

5. What steps is the City taking to ensure public safety after releasing this map?
It is important to remember that buildings identified by the webmap as having a potential SWOF characteristic were built in compliance with the building codes in effect at the time of construction. This program is being developed to encourage improvements to enhance the performance of these buildings during a moderate to severe earthquake. Doing so will reduce the levels of damage seen, as well as reduce risks to life-safety. The end result will be a more resilient housing stock in the City of Long Beach. The City will continue to investigate ways to further encourage participation in strengthening efforts through grants or other similar programs.