Page 625 - 2018 National Home Improvement

2018 National Home Improvement Estimator, All Rights Reserved Page 498

Nearly all cosmetic damage can be repaired. Stiff, brittle materials, such as wallboard, brick masonry
and glass tend to fracture under earthquake loads. When placed under stress by sudden ground
movement, well-anchored wood framing will deflect and then rebound. But finish materials (such as
plaster, wallboard or stucco) will show evidence of stress by developing cracks at joints and corners.
Most repair of earthquake damage involves patching and matching. These cosmetic repairs won't
prevent similar damage in the future. But the next earthquake may be years or decades into the future,
perhaps well beyond the useful life of the building.

Structural Improvements
When making earthquake repairs, consider making upgrades that can prevent damage in the future,
especially serious structural damage. The Federal Emergency Management Agency (FEMA) offers a
list of cost-effective structural improvements in Home Builder's Guide to Seismic Resistant
Construction. These seismic improvements are especially cost-effective when made at the same time
earthquake damage is repaired. What FEMA recommends won't bring an older building up to the
standard set by modern building codes. But FEMA recommendations address the most common
failures found when older buildings are damaged by earthquake.

Structural home improvements require a permit nearly everywhere in the U.S. All construction
contractors understand the risk of working without a permit. But you've probably met owners who don't
want an inspector on the property. Their concern is that an inspector will require the entire building to be
brought up to code. That's possible. But it isn't likely. And it isn't required by the code. International
Residential Code Section R102.7.1 requires only that new work conform to the IRC. Existing
construction is grandfathered in unless it's inherently unsafe (such as an unreinforced masonry
chimney) or reduces performance of the house. What that means is a matter for negotiation. But in any
negotiation over improvements to an older building, both the contractor and the owner have an
advantage. What you plan to do will increase the durability, safety and the value of the structure. That's
a benefit to everyone. If the building department makes demands the owner can't meet, nothing is going
to happen - neither the improvements you plan nor what the building department requests. On that
basis, the building department will usually be quite reasonable. But it's always good practice to discuss
the issue of code upgrades when applying for a permit to work on an existing building.

In any case, professional home improvement contractors who value their reputation (and their license)
are well-advised to resist the temptation to work without a permit.