Saunders FAQs
General Seismic Retrofit Questions
Q: How long does a seismic retrofit take?
Timelines vary depending on building size, complexity, and occupancy needs. Most retrofits take several weeks to a few months. We provide a realistic schedule upfront and maintain proactive communication throughout the process.
Q: Will retrofitting change the appearance of my building?
Most retrofit work is focused on structural elements and is minimally visible once complete. If exterior changes are needed, we’ll review them with you before work begins.
Q: Can retrofitting be done while tenants are in place?
Yes. We plan projects to minimize disruption, often working in phases or off-hours to keep tenants safe and operations running.
Q: How do you communicate during construction?
You’ll get a single point of contact, a baseline schedule, weekly updates (or as needed), and advance tenant notices for access, noise, or shutdowns.
Q: Are seismic retrofits mandatory?
In some jurisdictions, yes—especially for soft-story and unreinforced masonry buildings. Even when not mandated, voluntary retrofits reduce liability, improve safety, and can enhance resale value.
Engineering & Budgeting
Q: Do you provide engineering services?
We don’t engineer in-house, but we partner with leading seismic engineers. We ensure their designs are constructible and cost-efficient, protecting you from unnecessary scope and change orders.
Q: Do you coordinate with engineers and city reviewers?
Yes. While we aren’t engineers ourselves, we work closely with retrofit-experienced structural engineers to ensure designs are buildable, cost-efficient, and compliant. We also flag constructability issues early to reduce revisions during city review. Choosing the right engineer early helps keep your project on track—and we can connect you with trusted professionals if needed.
Q: Can you help with budgeting before final engineering?
Yes. We build Low/Medium/High project budget ranges that reflect unknowns and engineering variations. Once plans are final, we convert to a firm bid.
Q: What’s included in a Saunders Seismic budget?
Your budget covers more than just materials and labor. It includes engineering collaboration, permits, deputy inspection fees, state taxes (for Washington projects), testing, tenant coordination, and the logistical considerations for commercial and industrial sites.
Q: What’s the difference between a budget and a bid?
A budget is a financial planning tool—an informed estimate based on the details you share and known conditions. A bid is a final price proposal based on completed engineering plans. Budgets help you plan; bids lock in your cost.
Q: Why do you offer different budget levels (low, medium, and high)?
Different purposes require different approaches. Loan applications may need conservative figures, while early planning may allow more flexible numbers. We also account for engineering variations and unknown conditions.
Q: How do SEL and SUL standards affect my budget?
SEL (Scenario Expected Loss) and SUL (Scenario Upper Loss) help define the retrofit scope and cost. Most commercial budgets use these standards unless higher safety thresholds apply.
Q: What if my scope changes after you create the budget?
We can update the budget as the scope evolves to reflect the most current project plan.
Building Types and Suitability
Q: Which buildings are good retrofit candidates?
Pre-1997 commercial/industrial and multifamily buildings, soft-story structures, buildings with URM (unreinforced masonry) elements, or those showing signs of structural or moisture-related distress.
Q: How do I know if my building needs a retrofit?
If your building was built before 1997 in an earthquake-prone area, it may not meet modern seismic codes. We can arrange an inspection to confirm.
Soft-Story Retrofitting
Q: How do I know if my building is considered a “soft-story” structure?
Soft-story buildings typically have large openings—like parking, storefronts, or wide windows—on the ground floor with one or more floors above. A qualified engineer can confirm this.
Q: Is a soft-story retrofit required by law?
In many California cities and other earthquake-prone regions, local ordinances mandate soft-story retrofitting. Even if not required, retrofitting improves safety and reduces risk.
Q: How long does a soft-story retrofit take?
It depends on size, design complexity, and occupancy. Many projects are completed in a few months using phased work to reduce disruption.
Sales, Value, and Transactions
Q: How does seismic retrofitting affect a property’s sale price?
A retrofit can improve marketability and help preserve the seller’s asking price by reducing buyer objections. Retrofitted buildings are seen as lower risk by lenders and buyers, often leading to faster, smoother deals.
Q: What if an inspection reveals seismic issues mid-deal?
We provide quick, no-obligation budgets to help both buyers and sellers understand potential costs and continue negotiations with accurate information.
Q: Do seismic retrofits increase property value?
Yes. Retrofitting improves safety, can reduce insurance costs, and makes the property more attractive to buyers, tenants, and lenders.
Structural Repairs
Q: How do I know if my building needs structural repairs?
Warning signs include visible cracks, sagging rooflines, water intrusion, rusting steel, or damaged framing. We can inspect and recommend next steps.
Q: Will repairs interrupt my tenants or business?
We use phased schedules, off-hours, and tenant coordination to minimize disruption.
Q: Can repairs be combined with a seismic retrofit?
Absolutely. Bundling repairs and retrofits often reduces costs and streamlines timelines.
Roof Condensation
Q: What exactly causes roof condensation?
Warm, moist air inside the building rises and condenses on cooler roof surfaces, forming droplets trapped between the roof deck and insulation. Contributing factors include poor ventilation, roof leaks, and tenant operations.
Q: What are the warning signs of roof condensation damage?
Look for black streaks on beams or hangers, rusted nail plates, discolored or sagging hangers, and corrosion at structural joints.
Q: How does seismic retrofitting relate to roof condensation repairs?
Retrofit measures like roof-to-wall anchors or plywood overlays can complement repairs by addressing structural weaknesses and improving overall performance.
Q: Do all condensation problems require full-building repairs?
Not necessarily. Localized issues can often be addressed directly. However, if over 30% of the roof is affected, full-building repair may be more cost-effective.
Portfolio and Multi-Site Projects
Q: Can Saunders handle complex or multi-building projects?
Yes! We regularly manage portfolios and multi-site retrofits, providing consistent quality, communication, and reporting across all locations.
Q: Can Saunders bid seismic retrofit work as part of my larger project?
Yes. We provide detailed seismic scope estimates that integrate into your overall project bid.
Construction Support and Closeout
Q: How does Saunders support engineer–contractor collaboration?
We partner closely during plan reviews and constructability assessments to ensure your designs are carried out as intended.
Q: What happens if field conditions differ from the plans?
We provide clear documentation, photos, and solution options so design changes can be made quickly and confidently.
Q: Do you provide inspection and closeout support?
Yes. We coordinate inspections, deliver as-built drawings, and provide final documentation for your engineering, lender, and owner records.