Is your older Santa Monica home ready for the next big quake? If you own or plan to buy a classic bungalow or a small apartment building, you want safety, peace of mind and a smooth sale when it is time to move. This guide explains what upgrades matter most, what the City requires, how much they cost and how to plan your retrofit with confidence. Let’s dive in.
Why seismic upgrades matter in Santa Monica
Santa Monica sits near active fault systems that can produce strong shaking in the city. The Santa Monica Fault and related systems are part of a complex local network, and the City identifies a Hazard Management Zone that calls for added geotechnical care in certain areas. You can learn more about the local fault context in regional research from SCEC on the Santa Monica fault system.
- Read about the local fault environment in the SCEC overview of the Santa Monica fault.
What the City requires today
Santa Monica adopted a comprehensive Seismic Retrofit Program on March 28, 2017. The program targets several vulnerable building types, including wood soft-story apartments, unreinforced masonry, non-ductile concrete, concrete tilt-up and steel moment frame buildings. Participation is mandatory for affected properties that receive a City Notice. Single-family homes are treated differently and often use state programs for voluntary upgrades.
- See the City’s program summary and adoption announcement from Santa Monica.
How timelines work
The City issued phased Notices with deadlines that depend on building type and priority tier. Soft-story wood buildings typically have a multi-year schedule to submit reports, plans and complete construction, while other types have shorter or longer windows. Your specific timeline runs from the date on your Notice. For an overview of process steps and timing, review this retrofit process explainer.
Tenant protections at a glance
When the ordinance was adopted, local reporting noted tenant protections, including rules around relocation assistance and efforts to limit displacement during construction. Always check the latest City guidance and your specific Notice for current rules. A local report on tenant protections summarizes key points owners and renters should know.
Common upgrades for older homes
Single-family brace and bolt
Many older wood-frame homes with raised foundations benefit from a “brace and bolt” retrofit. Work typically includes:
- Bolting the sill plate to the concrete foundation.
- Bracing short cripple walls with plywood or OSB.
- Strapping the water heater and securing utilities.
This reduces the chance your house will slide off its foundation during strong shaking. For a clear homeowner overview, review the Earthquake Brace + Bolt program’s retrofit description.
Soft-story apartments and small multifamily
Soft-story buildings have a weak ground floor, often with open parking or large openings. Retrofits add strength and a continuous load path so upper floors remain supported. Depending on the design, engineers may add steel moment frames, shear walls, steel panels or new foundations. See a summary of the Santa Monica soft-story approach here.
Costs and timelines you can expect
- Single-family brace and bolt: Commonly reported costs run about $3,000 to $7,000 for straightforward projects. This varies with size, access and foundation condition, and aligns with guidance used by the EBB program.
- Soft-story multifamily: Costs are significantly higher and vary widely with scope. Regional guidance shows many projects ranging from the tens of thousands up to $100,000+, and often $40,000 to $160,000 or more depending on size and number of weak wall lines.
Expect a step-by-step process that includes evaluation, plans, permits, construction and inspections. For a practical timeline overview, review this process guide.
- Review typical retrofit cost ranges in regional program guidance.
- See a process overview for evaluations, plans and permits.
How to plan your retrofit
Follow this simple sequence to stay on track:
- Check the City inventory and your Notice. Deadlines are calculated from the Notice date. Start with the City’s Seismic Retrofit Program page and press materials for contacts and forms.
- Get a structural evaluation report from a licensed engineer. This confirms whether a retrofit is required and outlines scope.
- Hire a structural engineer for plans and a licensed contractor. Ask for references on Santa Monica projects and proof of insurance.
- Apply for permits. Be ready for City review, inspections and any required hazard abatement plans for lead or asbestos. Some projects need a Means and Methods plan for habitability.
- Explore funding early. Check current EBB or ESS registration windows, CalCAP lenders and local PACE administrators.
- During a sale or purchase, disclose and verify. Sellers should disclose Notices and completed work. Buyers should confirm permits, final approvals and as-built documents with the City.
- Start with the City’s program announcement and contacts.
- Learn the evaluation and permitting steps owners follow.
- See the EBB homeowner description of common retrofit work.
Funding and financing options
You have several ways to reduce out-of-pocket costs, especially for single-family homes:
- Earthquake Brace + Bolt (EBB): Grants up to $3,000 for eligible brace and bolt projects. Availability, ZIP codes and rules vary by cycle. See program details and retrofit scope.
- Earthquake Soft-Story (ESS) grants: When open, ESS offers support for soft-story homeowner retrofits. Check current registration windows.
- CalCAP Seismic Safety: A state loan-loss reserve that helps lenders offer retrofit loans. Talk to participating lenders about terms.
- PACE financing: Some administrators allow seismic upgrades to be financed and repaid through property taxes. Review pros and cons, including effects on refinancing or sale.
Grant programs and amounts can change quickly. Recent reporting on federal BRIC changes shows how funding can shift from year to year. Monitor CRMP and City updates before you rely on a specific program.
- Explore EBB retrofit and grant information.
- Check ESS program registration updates.
- Review CalCAP Seismic Safety details.
- Learn about PACE financing considerations.
- Read about recent changes to federal retrofit funding.
Selling or buying a home with retrofit needs
If a property has received a City Notice, that obligation follows a schedule set by the City. Sellers should disclose any Notices and completed work, and buyers should verify permits, signed inspections and final approval. For program scope and where to confirm, start with the City’s Seismic Retrofit Program summary.
Local guidance you can trust
Upgrading an older Santa Monica home protects life safety, reduces damage risk and can support a smoother sale. If you want help weighing scope, timing and disclosure strategy, reach out. As a neighbor-first advisor on the Westside, I can connect you with local engineers and contractors and help you plan your next move with confidence.
Ready to talk through your options or prep for market? Connect with Kyle Leibovitch for tailored, local guidance.
FAQs
Do I have to retrofit my single-family home in Santa Monica?
- Single-family homes were treated differently under the City’s 2017 program, and many rely on voluntary state-backed upgrades like brace and bolt; check the City program pages and any Notice you receive to confirm requirements for your address.
What is a brace and bolt retrofit for older homes?
- Brace and bolt adds foundation anchoring, cripple-wall bracing and utility strapping to help keep a raised-foundation house on its foundation during strong shaking; see the EBB retrofit description for details.
How much do soft-story retrofits cost for small apartments?
- Regional guidance shows costs often range from the tens of thousands to more than $100,000, and many projects fall in the $40,000 to $160,000 range depending on size and scope.
How long does the process take from Notice to completion?
- Timelines vary by building type and priority tier, with soft-story wood buildings on multi-year schedules; each property’s deadlines run from the City Notice date and include time for evaluation, plans, permits and construction.
Are there grants for Santa Monica homeowners right now?
- EBB grants up to $3,000 are available in certain registration windows and ZIP codes, and ESS soft-story grants open in defined cycles; always check current CRMP announcements for eligibility and timing.
What happens with tenants during a retrofit?
- Local reporting notes tenant protections, including rules for relocation assistance in some cases and efforts to limit displacement; confirm current City requirements and your project’s specifics before work begins.
How do retrofits affect resale in Santa Monica?
- Completed, permitted upgrades can reduce buyer risk and streamline escrow, while outstanding Notices create timelines a buyer must accept; disclose fully and verify final approvals with the City before you list or write an offer.
