Unreinforced Masonry Buildings - Frequently Asked Questions

A typical URM is a brick building generally constructed prior to 1945 that lacks the steel reinforcement and structural connections needed to withstand shaking during an earthquake. These buildings are at risk of collapsing in an earthquake and are a potential danger to pedestrians and building occupants.

The Seattle Existing Building Code defines unreinforced masonry as burned clay, concrete or sand-lime brick, hollow clay block, or hollow clay tile. An URM has one or more load bearing walls comprised of unreinforced masonry.

SDCI has developed a minimum standard for the earthquake strengthening, or the seismic retrofit, of URM buildings. Seismic retrofits of URM buildings consist of bracing parapets (building walls that extend above the roof) and strengthening the connections between the roof, walls, and floors. The URM retrofit standard is planned to be adopted as a voluntary measure in late 2024 as part of the adoption of the 2021 Seattle Existing Building Codes. The city intends to make compliance with this standard mandatory in the future.

We sent a notification letter in March of 2016 to owners of buildings we identified as URMs. If you did not receive a notification letter, you can check to see if your building is on the Confirmed URM List posted on SDCI’s URM Building Project Documents website. The list is sorted by address and grouped into neighborhoods. If your building’s address is on the list and you do not agree with the URM designation, you can provide information to SDCI to reconsider the designation. The Procedure to Challenge URM Building Designation is on the URM project website. There may be URM buildings that were not identified during the City’s inventory process, if a building is found to contain URM load bearing walls and is not on the list, it will be classified as a URM and subject to future mandatory retrofit requirements.  

To reduce the probability of collapse in an earthquake, consider consulting with a registered structural engineer to conduct voluntary earthquake strengthening (seismic retrofits) of your building. The City has developed guidance to establish minimum life safety improvements to be recognized as a seismically retrofitted URM (see the Project Documents Page for details). The City has plans to require URM retrofits in the future.

• What building owners can do about URMs
• What business owners can do about URMs
• What tenants of URMs can do

While the City is not currently mandating URM retrofits, building owners should consider potential risks and liability associated with the public safety risk posed by their URM building in an earthquake. There have been lawsuits in California where building owners were held liable for URM failures despite retrofit compliance timelines from the local jurisdiction.

When a lot of work is proposed for an existing building, it may be considered a “substantial alteration,” where parts of the building may be required to conduct additional upgrades for life safety purposes. A voluntary seismic improvement on its own does not qualify as a substantial alteration.

If you decide to conduct a major renovation, or to reoccupy a vacant building, or to change the use or occupancy of your building, you may meet the definition of a substantial alteration. If your project is deemed a substantial alteration, you may be required to comply with several life safety and energy upgrades in accordance with the Seattle Existing Building Code, including an earthquake (seismic) retrofit.

For example, altering walls, the roof, or other components of the exterior envelope may result in mandatory energy upgrades for the reworked sections.

You may schedule a free 15-minute coaching call to discuss the technical requirements of the retrofit process with SDCI URM experts.

Additionally, SDCI highly recommends owners schedule a Construction Pre-Submittal Conference for URM retrofit projects to determine if the work is a substantial alteration or if the City will require other systems upgrades. It is recommended that you complete this form in advance of scheduling this meeting.

For more information on URM retrofits please see the following:

• 2023 Draft URM Retrofit Technical Standard
• Director’s Rule 6-2023
• SDCI Tip 314: Seattle Building Code Requirements for Existing Buildings that Undergo Substantial Alterations
• 2021 Seattle Existing Building Code Section 304.5 Seismic Regulations (Draft, will be adopted no sooner than November 15, 2024)

A parapet is any wall that continues vertically past the roofline. Due to their height, weight, and weak structural connections, the City of Seattle considers URM parapets to be a risk to the public. The current Seattle Existing Building Code (SEBC 302.9) requires parapets and other unsafe building appendages to be braced or retrofitted as part of any construction permit.

The City’s primary reason for requiring retrofits of URMs is public safety. Damage to these buildings during earthquakes is well-documented such as in the earthquakes in Turkey and Syria (2023), Christchurch, New Zealand (2011), and Loma Prieta (1989). When a URM building experiences earthquake shaking, walls can disconnect and fall into the road and street. The floors can collapse and, occupants in the building can be injured or killed. Debris from the damaged buildings can injure or kill pedestrians and passing vehicles and can block adjacent sidewalks and roadways which can delay emergency response to those trapped in the structures. Seattle had the damaging Nisqually earthquake in 2001 and two-thirds of the buildings determined to be unsafe to enter were URMs.

Seismically retrofitting URMs will save lives and reduce injuries from an earthquake. Retrofit techniques in place in California before the Northridge (1994) and Napa (2014) earthquakes provide evidence that retrofits work well.

Retrofitting URMs will also help retain important buildings that are the heart of the historic and cultural character of many neighborhoods. Many URMs are designated historic structures or are older buildings that contribute to their neighborhood’s character. Their loss can impact how a neighborhood recovers from an earthquake. For example, when the 1989 Loma Prieta earthquake occurred in northern California, Santa Cruz lost the downtown historic buildings and was removed from the National Register of Historic Places. Over the last 20 years, the Santa Cruz city center was rebuilt with new buildings and now has a different cultural character than before the earthquake.

Seismic retrofits can help reduce future climate impacts. The earthquake strengthening of URMs support climate resilience by promoting the adaptative reuse of existing buildings and by reducing post-quake debris, air pollution, and embodied carbon associated with damages, demolitions and rebuilding.

• Owners can undertake a voluntary URM retrofit at any time.
• Owners must retrofit URM building parapets (any wall that continues vertically past the roofline) when they are doing other permitted construction work in the building. (Per Seattle Existing Building Code (SEBC) 302.9 and A113.6.
• The SEBC currently requires that buildings be seismically retrofitted if owners are conducting a major renovation, occupying a vacant building, or changing the use or occupancy of the building.
• Future mandatory retrofit requirements:
  • The City will not require a mandatory retrofit until financial and supportive resources have been clearly identified. The City passed Resolution 32033 in 2021 guiding the development of a Seattle mandatory URM retrofit program. The resolution recommends a variety of potential funding opportunities and financial incentives to reduce the financial burden on building owners required to seismically retrofit their URMs.
  • Once the City has adopted a mandatory URM Retrofit ordinance, building owners will be required to meet retrofit deadlines according to the timeline associated with their URM’s vulnerability classification. Building owners can find the URM vulnerability classification for their structures in the Confirmed URM List on SDCI’s website. The proposed timelines are:
    • Critical vulnerability URMs, defined as emergency service facilities and schools, will have 7 years from the adoption of the mandatory URM retrofit ordinance to comply.
    • High vulnerability URMS, defined as buildings over three stories in poor soil areas and buildings containing public assembly spaces with occupancies of more than 100 people, will have 10 years from the adoption of the mandatory URM retrofit ordinance to comply.
    • Medium vulnerability URMs, defined as all other buildings, will have 13 years from the adoption of the mandatory URM retrofit ordinance to comply.

In an earthquake, you should:

• Drop where you are, onto your hands and knees. This position protects you from being knocked down and reduces your chances of being hit by falling or flying objects.
• Cover your head and neck with one arm and one hand.
  • If a sturdy table or desk is nearby, crawl underneath for shelter.
  • If no shelter is nearby, crawl next to an interior wall.
  • Stay on your knees; bend over to protect vital organs.
• Hold On until the shaking stops.

Before an earthquake, you should build a preparedness kit. The City of Seattle Office of Emergency Management has resources to help you prepare for earthquakes and the other hazards that can impact the city.

To enhance your personal preparedness in an earthquake, you can also download the MyShake App that may give you a few seconds of advance warning to seek shelter under something sturdy.

The 2021 Seattle Existing Building Code (SEBC) defines a retrofitted URM as a URM building that meets a minimally acceptable level of life safety risk from earthquakes by demonstrating compliance with the retrofit methods identified in Section 304.5.1. These methods include:

• The more comprehensive code-based retrofit method (SEBC 304.42). 
• The reduced retrofit standard, called the Alternate Method, available for use by qualifying structures (SEBC Appendix A6).
• Previously permitted and completed seismic retrofit work that can demonstrate:
  • A substantial alteration determination, permitted between September 16, 1996 and April 24, 2009 using the 1994 or later edition of the Seattle Building Code (SBC). A report confirming the retrofit work was completed shall be prepared by a licensed structural engineer and submitted to the code official. 
  • Completing a seismic retrofit due to a substantial alteration, permitted after April 24, 2009 using the 2006 or later edition of the SBC. 
  • Other seismic retrofits approved by the code official. 

URMs designated as historic or landmark structures are regulated by the Department of Neighborhood’s Historic Preservation program. Learn more about the Certificate of Approval required for city landmarks and historic districts.

URMs with historic significance should minimize the visible appearance of retrofits when feasible. For example, use interior adhesive anchors in place of rosettes and through-bolts or locate braced frames away from windows and paint them black. However, there are use limitations for adhesive anchors that may make them more restrictive than through-bolts and rosettes.

SDCI developed the 2012 Seattle Existing Building Code Interpretation to document the department’s interpretation of accessibility improvements and voluntary seismic retrofits.

The City may later require retrofitted URM buildings to complete additional upgrades for life safety purposes if proposed construction is considered a substantial alteration. The seismic retrofit work required as part of a substantial alteration is more stringent than the URM minimum retrofit standard.

You may schedule a free 15-minute coaching call to discuss the technical requirements of the retrofit process with SDCI URM experts.

Additionally, SDCI highly recommends owners schedule a Construction Pre-Submittal Conference for URM retrofit projects to determine if the work is a substantial alteration or if the City will require other systems upgrades. It is recommended that you complete this form in advance of scheduling this meeting.

For more information on URM retrofits please see the following:

• 2023 Draft URM Retrofit Technical Standard
• Director’s Rule 6-2023
• SDCI Tip 314: Seattle Building Code Requirements for Existing Buildings that Undergo Substantial Alterations

The City allows reinforcement materials and methods evaluated by ICC to be used to meet the URM retrofit recognition requirements. There may be limitations on the use of these materials that make them more restrictive than using through bolts and rosettes.

SDCI is offering free 15-minute coaching sessions with structural engineers to answer questions regarding voluntary seismic retrofits of URMs. To schedule a coaching session, email SCI_URM@Seattle.gov. Additional advice and coaching can be obtained by scheduling a Construction Pre-Submittal Conference. SDCI intends to conduct trainings and information sessions for engineers on how to apply the requirements of the retrofit recognition code. For more information, watch this recorded webinar on the Standard and see our PowerPoint slides on the draft URM Retrofit Standard.  

The City passed Resolution 32033 in 2021 guiding the development of a Seattle mandatory URM retrofit program. The resolution recommends a variety of potential funding opportunities and financial incentives to reduce the financial burden on building owners required to seismically retrofit their URMs.

Financial resources available for voluntary seismic retrofits are:

• King County’s Commercial Property Assessed Clean Energy and Resiliency Program (C-PACER). The Commercial Property Assessed Clean Energy and Resilience (C-PACER) program is a financing mechanism to help buildings with seismic and energy upgrades. 
  • This program is available to help commercial, industrial, agricultural, and multi-family buildings.
  • CPACE loans rarely require cash up front and often see slightly lower interest rates, making them more accessible and affordable to property owners than other loans.
  • C-PACER does not use any government funds. It is a loan agreement between a private lender and the property owner, like a mortgage or home improvement loan. The unique part about C-PACER financing is that the court records the loan as a lien on the property, which means that if the property owner sells the building, the assessment stays with the building (unless the payoff is part of the sale agreement).
  • To learn more about qualifications for CPACER, reference King County’s handout.
• Preservation Incentives
  • Financial incentives may be available if your building meets qualifications as a designated City Landmark, or if your building is located within a historic district. To learn more, visit this brochure developed by the Department of Neighborhoods or visit their website.
• Energy Incentives
  • If the building owner is choosing to conduct energy efficiency upgrades with URM retrofits, the Seattle Office of Sustainability and Environment has developed a list of financial resources available to support building energy and emissions projects.
• Business planning and finance support
  • Accounting and Business Consulting Program: This program has contracts to support business development planning, advising, operations strategies, marketing and rebranding, and financial assessments and strategies.
  • Business Community Ownership Fund: This is a pilot program currently seeking project ideas. The fund invests in commercial real estate which will house storefronts for business owners at high risk of displacement.
• Office to Residential Conversions and Transit Oriented Development
  • The Transportation Infrastructure Finance and Innovation Act (TIFIA) and the Railroad Rehabilitation and Improvement Financing (RRIF) Program provide below market rate loans for transit-oriented residential and commercial projects. To learn more about project these programs and eligibility, visit the DOT Build America Bureau website. To learn about the project application process go to Sound Transit’s webpage.
• Incentive Zoning
  • Transferable development potential and transferable development rights may be available for URM buildings, the sale of which may support financing seismic retrofits. To learn more about the city’s existing incentive zoning programs, view SDCI Tip 258.
  • Stakeholders have proposed the city develop a new incentive zoning program specific to unreinforced masonry retrofits, outside of the city’s existing incentive zoning programs. The below section “Financial Resources in Development” provides additional information on this proposal.
• Resources to mitigate displacement
  • Tenant Relocation Assistance: Landlords are required to offer tenants early notice and, for low income tenants, financial assistance, if tenants must move out of their rental unit due to redevelopment.
  • Economic Displacement Relocation Assistance: Relocation assistance is available for low-income tenants who choose to move after receiving a rent increase of ten percent or more.

Financial resources in development are:

• A proposed transfer of development rights program for URMs was recommended by the Alliance for Safety, Affordability, and Preservation (ASAP!) that would allow URM owners to sell unused development rights, measured in gross square footage, to fund seismic retrofits. SDCI has been conducting listening sessions with developers, owners, and community organizations to understand requirements and resources needed to support a successful URM transfer of development rights program. Meeting notes and opportunities to engage in this conversation can be found on the SDCI URm Buildings Background page, under the heading Funding Working Group.
• Seattle is interested in creating a URM retrofit reimbursement program similar to a successful program implemented in Berkeley, California. This program uses a grant from the Federal Emergency Management Agency (FEMA) to partially reimburse qualifying buildings for design, engineering, and construction costs associated with URM retrofits. SDCI, in partnership with the Seattle Office of Emergency Management, has submitted a FEMA grant application for the first phase of developing this program.
• Seattle is coordinating with the Washington Emergency Management Division to explore additional statewide funding incentives to support URM retrofits.

Landlords are required to offer tenants early notice and, for low income tenants, financial assistance, if tenants must move out of their rental unit due to redevelopment. Requirements for property owners and developers can be accessed from the TRAO website, Tip 123, Seattle's Tenant Relocation Assistance Ordinance, and Director’s Rule 04-2023.