-

SEISMIC

.RETROFIT

TRAINING
for Building Contractors & Building Inspectors

PARTIOPANT HANDBOOK
~~-~____________________~T~A_B_LE_O__F_C_O_N_T_E_NT_S

L ETTING STARTED

Why We Are Here ............................................................ 1

Now You KIlow ................................................................ 2

EARTHQUAKE BASICS
Factors Affecting Earthquake Forces ............................ 3

What is inertia force? ....................................................... 4

Two Structural Systems ................................................... 5

Cripple Walls .................................................................... 6

Effective Horizontal Force Resisting System ............... 7

Need for Seismic Retrofits .............................................. 8

Now You KIlow ................................................................ 9

SHEAR WALLS
Shear Walls Resist Two Forces ..................................... 10

Location of Shear Walls ........................................... ...... 11

Weak Story Crawl Space ............................................... 12

Tall-Narrow Shear Walls ............................................... 13

Typical Shear Wall ......................................................... 14

Evaluating Existing Sheathing ..................................... 15

Sheathing Checklist ....................................................... 16

Fastener Locations ................................................;,....... 17

Full Scale Nail Chart ..................................................... 18

Predrilled Holes for Nails ............................................ 19

Predrilled Holes for Standard Lag Screws ................ 20

Uplift Force in Holdown .............................................. 21

Holdown Installation Checklist ................................... 22

Now You KIlow .............................................................. 24

r--­

CONNECTIONS

Complete Load Path ...................................................... 26

') Anchor Bolt End Distance ............................................ 27

Anchor Bolt Edge Distance .......................................... 28

Edge & End Distances (plan View) ............................. 29

Now You KIlow .............................................................. 30

FOUNDATIONS

Capping Existing Foundations .................................... 31

Now You KIlow .............................................................. 32

MISCELLANEOUS ELEMENTS

Now You KIlow .............................................................. 33

PROTECTING YOURSELF

Job Site Checklist ........................................................... 34

Now You KIlow .............................................................. 35

~~-~_______________________G
__E_n_IN_G_ _S_TA~R~TE___D
ljf£ Why We Are Here

Why Limit Our Focus to Residential

Buildings?

• Large number of houses with weaknesses

• Retrofit is simple to install

• Larger buildings are more complicated

Training Objectives
In this training, you willleam...

• How earthquakes damage buildings

• Key retrofit components

• Installation Steps

• How to avoid typical errors

• Different materials available

• Bracing techniques for nonstructural items

• Protecting yourself

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 GEnlNG STARTED
Now You Know

1. Our focus is on 1-4 unit wood frame houses,

not commercial buildings, apartments, or
mobile homes.

2. There are literally thousands of buildings of

this type that will need seismic retrofits in
the immediate future.

3. You can use the building department's pre­

scriptive standard to retrofit a house without
an architect or engineer if the building meets
the standard's strict requirements.

4. Incorrect retrofit installations are as bad as

having no retrofit at all.

5. You are liable for damages that result from

installation errors made by you.

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 EARTHQUAKE BASICS
Factors Affecting Earthquake Forces

Soil Under Building

Earthquake
Magnitude

Distance from Epicenter

W hen an earthquake strikes an area, the

ground below each building shakes in
all directions. The magnitude of shaking
is not the sole factor that determines the amount
of force felt by the building. The force will depend
on the following factors:

• Magnitude of Earthquake - This is usually

described by a number on the Richter scale.

• Distance from Epicenter - Buildings that are

closer to the epicenter will usually feel
stronger shaking than buildings that are
further away.

• Soil Under Building - A building on hard,

rocky ground will shake differently in
comparison to one on soft clay soil.

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•

'~~-~_____________________E_A_R_TH_Q_U_A_K~E_B~A_S_IC~S

~ What is Inertia force?

L nertia forces act in the opposite direction of

ground movement. The concept of inertia
orces can be explained by the example of a
person standing in a moving vehicle (as illustrated
below).

Ace ele ration

•
•
Deceleration (Braking)

When the vehicle starts or accelerates, the vehicle

moves forward as the person inside feels an inertia
force moving him backward. Similarly, when the
vehicle stops or decelerates, the person feels an
inertia force pushing him forward.

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 EARTHQUAKE BASICS
Two Structural Systems

Gravity Force Resisting System

~~_~ Roof Joists

a..---Walls

t::====:;;;I---- Floor Beams

~--Foundations

Horizontal Force Resisting System

Roof Diaphragm

Shear
Wall

Foundation

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 EARTHQUAKE BASICS
Cripple Walls

it

M any older houses have first floors

supported on short walls called "cripple
walls." They go around the perimeter of
the house. These walls must also act as shear
walls because these are the only walls at this level
and they do not have sheathing on the inside face.

Earthquake forces are also larger at the lowest

levels of a house. Most of these existing perimeter
cripple walls do not have the strength or the
connections to act as shear walls. Therefore, the
cripple walls are usually very vulnerable during
an earthquake.

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 EARTHQUAKE BASICS
Effective Horizontal Force Resisting System

Shear Wall

Connection

Shear Wall

\---- Connection
1--- Foun dation

F or the Horizontal Force Resisting System to

be effective, ALL portions of the building
must be connected together to allow the
earthquake forces to transfer from the structural
elements to the ground. This is called the "load
path."

Structural failures occur when there are

weaknesses in the elements or connections along
this load path.

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---.----­

~~-__---------------------E-A-RT-H-Q-U-A~K-E~B-A-S~IC~S
•

~ Need for Seismic Retrofits

Reasons for Retrofitting

• Voluntary

- Increase Value

- Safety

• Code Requirement

• Insurance Requirement

Complete Seismic Retrofit

• Installing shear walls

• Installing anchor bolts

• Connecting shear walls to the building

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--- -~-"-"-"-. --"­

EARTHQUAKE BASICS
Now You Know

The shaking felt by a house depends on the

magnitude of earthquake, distance from the
epicenter, and composition of soil between
the house and the epicenter.

2. Earthquakes cause inertia forces to act on a

house in all directions.

3. Buildings have both Gravity and Horizontal

Force Resisting Systems.

4. Cripple walls in older homes are not strong

enough to withstand earthquake forces.

5. Weak stories cause significant damage

during an earthquake.

6. Seismic retrofits consist of anchor bolts,

shear walls, and connections that help to
strengthen obvious weaknesses in older
homes.

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 SHEAR WALLS
Shear Walls Resist Two Forces

Shear Forces

Upliff Forc~s

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I

SHEAR WALLS
Location of Shear Walls

Exterior
Shear
Walls

Interior
Shear Walls

Although a house has many walls, not all of them

can act as shear walls. For a house to effectively
resist earthquake forces, shear walls are required:

• In each story of a building and within the

basement, garage, and crawl space

• On all exterior sides of the building and at

some interior walls

• To be aligned vertically from the foundation

to the roof if possible

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 SHEAR WALLS
Weak Story Crawl Space

Earthquake
Force

Side Sway &

Possible
Collapse

k house has a weak story if any of its stories

does not have enough strength to resist
arthquake forces. Floors, basements,
garages, or spaces with few walls are considered
weak or soft stories.

To strengthen and stiffen a weak story, an engineer

or architect may require additional shear walls
with heavily nailed plywood sheathing,
hold owns, and additional framing and hardware.

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•
SHEAR WALLS
Tall - Narrow Shear Walls

Earthquake
Force , /~/~______________~~~
,.... f
r -I--------.....~. . .
I
I
I

T all and narrow shear walls behave

differently than those that are short and
long. A wall that is too narrow will usually
be too flexible and may not have the required
strength.

Tall and narrow shear walls have a greater

tendency to uplift because they are not as wide at
the base. There is less weight on the wall to resist
uplift. Consequently, limits are placed on wall
height in relation to the length of a shear wall.

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~Z-~_________________________S_H_E_A_R_VVA_LL_S
__
ljj£ Typical Shear Wall

Panel Edges End

Tap Plate(s) ""\
Stud

Siilor~
Sole: Plate:
'Window
Ope:ning

Y OU add the following components to

conventionally framed stud walls to form
shear walls:

• Sheathing (consisting primarily of large

pieces of plywood)

• Fasteners

• Additional framing (end posts, blocking)

• Holdowns (depending on forces calculated

by an engineer or architect)

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 SHEAR WALLS
Evaluating Existing Sheathing

Type

Structural
Is each piece of sheathing...

Plywood
1. Properly nailed along its
edges?

2. Properly nailed to the end

studs, top plate, & sill or
sole plate?

3. Properly nailed to
intermediate studs?

Wood
Laid diagonally across face of
stud wall, it's acceptable if...

1. Each board extends from

top plate to sill or sole
plate.

2. Boards nailed to each stud

they cross AND nailed to
top & bottom plates.

Gypsum
Is each sheet...

Board
1. Adequately fastened along
edges of each panel?

2. Adequately nailed to:

End Studs

Top Plate of Double Top

Plate

Sill Plate or Sole Plate

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.,

~~·____________________________S_HE_A_R_VVA_L_LS
__
~ Sheathing Checklist

Materials (Asl Yourself Trle~e Que~tlcn:;J Hardware (Warnings!)

1. Is the specified sheathing 5-ply ply­

wood? This is the recommended Do NOT ...
sheathing for strengthening wood
frame houses. use hardware from a manufacturer
that is not approved by the building
2. Does each plywood panels grade official and engineer or architect!
stamp match the "specified" grade?
3. How long is the wall? Longer walls
Do NOT ...
are stronger than narrow ones. substitute lag screws for bolts!
4. Did you combine sheathing
materials? As a rule, don't combine
Do NOT...
different materials on the same wall. use fasteners that don't match
5. Do you need to install gypsum board exactly the manufacturer's
over new sheathing for fire specifications!
protection?
Stud Wall Without Sheathing
Fasteners (Things to Rememr)er)

Earth quake ..-.i" I+- Excessive

Force I· Side Sway
o Follow the spedfications on the supplied - - - - . r --- ~-r-'T""'Ir--r-.-~--i
plans. I

o Don't drive lag screws; you must screw I

them. I

o Nails should have flush heads.

o Don't overdrive nails.
o Don't drive nails near the edge of Stud Wall With Sheathing
sheathing. Eartfl quake ControUed
Force Sidesway
o Use correct fastener as spedfied by the
contract.
o Don't use screws/ staples unless
specified.
o Don't apply coating to fasteners prior to
installation. ...- - Resists
Earthquake
a Predrill fastener holes if there is a Force

potential for splitting.

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 SHEAR WALLS
Fastener Locations

Edge Nail Top Plate

Nail Intermediate Studs
Edge Nail Common Studs
Typical Sheathing

Edge Nail To
Blocking Around
Opening
Edge Nail End
Stud &
Holdown
Stud
Edge Nail Sale
' - - ­ Or Sill Plate

E addition to using the correct size nail, you

must be sure to install them correctly. Due in
art to the shear volume of nails required in
plywood sheathing, you will usually use a nail
gun.

If you nail too closely to the edge of the sheathing,

the nails may prematurely split the sheathing
when resisting earthquake loads.

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 SHEAR WALLS
Full Scale Nail Chart

Wire Diameter Wire Gauge Length

20d .192 6 4

16d .162 8 31/2

12d .148 9 31/4

lOd .148 9 3

8d .131 101/4 21/2

6d .113 111/2 2

20d .148 9 4

16d .135 10 31/2

12d .128 101/2 31/4

lOd .128 101/2 3

8d .113 111/2 21/2

6d .099 121/2 2
Green Vinyl Sinkers
16d .148 9 31/4

8d .113 111/2 23/8

Joist Hanger
lOd .148 9 11/2

8d .131 101/4 11/2

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~~·~________________________S_H_EA_R_V_V_A_L_LS

~ Predrilled Holes for Nails

(less than 75% of nail diameter)

PREDRILL HOLE SIZE

COMMON
2Dd 1/8"
16d 1/8"
12d 3/32"
10d 3/32"
8d 3/32"
6d 1/16"

BOX
20d 3/32"
16d 3/32"
12d 3/32"
10d 3/32"
8d 1/16"
6d 1/16"

GREEN VINYL
SINKERS
16d 3/32"
8d 1/16"

JOIST HANGERS
lOd 3/32"
8d 3/32"

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 SHEAR WALLS
Predrilled Holes for Standard Lag Screws

PREORILLED HOLES FOR STANDARD LAG SCREWS

O:~~~~- TREAD ED DIAMETER (0 T)

TREAD ED PORTION (L T )
LENGTH OF SHANK ( L S )

PREDRILL HOLE SIZE

LAG SHANK THREAD

SCREW DIAMETER DIAMETER
3/4" 3/4" 1/2"
5/8" 5/8" 7 /16"
1/2" 1/2" 5/16"
7 /16" 7 /16" 1/4"
3/8" *3/8" 3/16"
5/16" *5/16" 5/32"
1/4" *1/4" 1/8"

II- Drilling of shank hole not required provided wood DOES

NOT SPLIT.

PROCEDURE:

1. Drill thread diameter (DT) to a depth equal to

length of lag screw (LT + Ls)'
2. Drill shank diameter (Ds) to a depth equal to
shank length (Ls)' Do NOT over drill shank
diameter.
Seismic Retrofit Training - Participant Handbook 20
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 SHEAR WALLS
Uplift Force in Holdown

Shear Force
--~.... =====--=== =======-- --------­
---------

C Shear Force

Tension In Holdo'Nn Rod

E arthquake forces acting on the top of the

shear wall not only create shear forces in the
wall but also uplift forces at the ends of the
wall. These forces tend to lift up one end of the
wall and push the other end of the wall down. In
some extreme cases, the uplift forces can even tip
the wall over.

Usually, there will be some gravity load pushing

down on the wall to resist some of the uplift. The
amount of gravity load resisting uplift varies
depending on the length of the wall and the
framing of the floor or roof above the wall.

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 SHEAR WALLS
Holdown Installation Checklist

HOLDOWN INSTALLATION CHECKLIST

SHEAR IO'ALL

\ FOUNDATION
\
" - HOLOO\I\IN ROC. TlGIfTEN SNUG AFTER TIGHTENING
SOLTS TO STUD OR POST

IILOCI(JNG OR JOIST UNDER END SnJD

OR HOLDOWN POST

CHECKLIST
D Holdown post is correct size.
D Holdowns are correct size.
D Holdown bolts are correct size & length.
D Holdown rod is correct size & length.
o Nuts & washers are correct size & length.
o End studs or holdown posts are bearing on
sill or sole plate.
D Hole drilled into foundation is the correct
diameter & depth.
D Hold is cleaned of all dust & debris before
the rod is epoxy grouted into place.
D The first bolt hole is drilled the required
distance from the end of the end stud or post
per holdown manufacturer.
Seismic Retrofit Training - Participant Handbook 22
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-
SHEAR WALLS
Holdown Installation Checklist (cont.)

D The bolt holes are drilled the proper size

(not greater than 1/16" larger than bolt
diameter).
D Bolts in end stud or holdown post should
not be countersunk. Route out adjacent
framing to accommodate heads of bolt, but
do not outer cut existing framing.
D Bolts are tightened to stud.
D Holdown threaded rod is an adequate length
to extend from bottom of hole to holdown
(or between holdowns).
D Nuts & washers are used to fasten rod to
holdown per manufacturer. Rod should be
an adequate length for the nut & washer to
be fully engaged on rod.
D Holdown rods are tightened snugly.
D All framing shown on the drawings is
installed.

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-

SHEAR WALLS

Now You Know

1. Shear walls are vertical elements of the hori­

zontal force resisting system.

2. Shear walls provide lateral strength for re­

sisting horizontal earthquake forces and
prevent the roof or floor above from swaying
sideways.

3. They resist both shear forces and uplift

forces.

4. Weak stories are floors, basements, or ga­

rages that only have a few shear walls or a
number of short length shear walls.

5. Tall and narrow shear walls have a greater

tendency to uplift.

6. Shear wall components include sheathing,

fasteners, additional framing, and holdowns.

7. Some existing sheathing can be considered

effective if they pass certain requirements.

8. Structural grade plywood (five-ply) is rec­

ommended for new sheathing.

9. You should not combine the strength of two

different sheathing materials as a rule.

10. Nails are the most typical type of fasteners

used for shear wall installations; don't sub­
stitute screws and staples.

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~~-___________________________S_H_E_A_R_VV_A_LLS
__

~ Now You Know (cont.)

11. There are several ways to avoid splitting the

framing when you nail.

12. Always follow the hardware manufacturer's

catalog for installation details.

13. The sheathing is attached with fasteners to

existing stud wall framing.

14. Blocking may be needed along any unsup­

ported edge.

15. An engineer may specify the addition of

holdowns to the end studs of the shear wall
to resist uplift forces.

16. Cripple walls often require sheathing and

hardware installed in order to act as shear
walls between the first floor and the founda­
tion.

17. Ventilation reduces the potential for wood

decay in repaired or retrofit areas.

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-

CONNECTIONS
Complete Load Path

Roof Sheathing Top Connection

Shear Wall

Bottom Connection
~~
t--- Top Connection
Foundation ~I---- Shear Wall

\ . - - Bottom Conn ection

T he load path is like a chain; it is only as

strong as its weakest link. When all of the
elements above are connected, they form an
unbroken path from the roof to the ground that
will transfer the diaphragm loads. A similar path
must be traced to the ground from each of the
floors.

'Without proper connections, these elements will

separate or slide past each other during an
earthquake.

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 CONNECTIONS
Anchor Bolt End Distance

7 bolt diameters Min 7 bolt diameters Min

12 inch Max 12 inch Max

T he foundation sills must be attached to the

foundation with anchor bolts well­
embedded into the concrete. The codes
require every piece of foundation sill to have at
least two anchor bolts (every piece must have a
bolt within 12 inches of each end).

Anchor bolts should be installed and tightened

before the blocking is installed.

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~~-~________________________~C_O_N_N~E~C~T_IO_N_S_

~ Anchor Bolt Edge Distance

Stud
Anchor Bolt
Plate wash er

Foundation Sill
Foundation - _ _~

Sill Edge Distance

Foundation Edge Distance - - - 1 - - - 1

N nchor bolts should be installed near the

center of the foundation sill to maintain
dge distance. These bolts also need
adequate edge distance to the side of the concrete
to avoid blowing it out. Check with the
manufacturer to get the minimum side cover on
the bolts.

When drilling the holes for anchor bolts, it will

sometimes be necessary to drill at a slight angle
because of access problems. Make sure the bottom
of the hole has the proper side edge distance.

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..
CONNECTIONS
Edge & End Distances (Plan View)

•
Foundation Sill Plates

Edge Distance
~ End Distance

END DISTANCE

BOLT EDGE SILL

SIZE DISTANCE MINIMUM MAXIMUM WIDTH
1/2" 3/4" 3-1/2" 12" 4"
5/8" 15/16" 4-3/8" 12" 4"
3/4" 1-1/8" 5-1/4" 12" 6"

NOTE: Some engineers or building departments may require larger minimum

end distances.

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~~-~b C_O~N~N_EC~T~IO_N__S
~
___________________________

Now You Know

1. The connective elements must be attached to

each other in order to form a complete path
for loads to be carried from the roof to the
ground.

2. Rotted wood cannot resist earthquake forces

as well as undamaged wood.

3. Use the same principles for creating load

paths when retrofitting balloon-framed
houses.

4. You must attach foundation sills to the

foundation with anchor bolts well­
embedded into the concrete.

5. Always try to eliminate a moisture source

before replacing rotted wood otherwise you
cannot prevent future deterioration.

6. Foundation sill cannot perform its function

if the foundation is mislocated; you must
notify the engineer or architect.

7. Always use proper bolt sizes and lengths for

both wedge and epoxy anchors.

8. Protect yourself, your workers, and the

owners from the epoxy fumes.

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-

FOUNDATIONS
Capping Existing Foundations

New Sill Plate -.~~.!I!!!.II!!!!I!!~

& Anchor Bolts !!'.'!
. __ Concrete Cap

Existing Brick
Foundation

C apping of the foundation involves adding

concrete along the top of the existing
footing and along the sides. Capping may
be needed if the existing footing is not strong
enough to resist the forces of the anchor bolts. The
concrete cap would help to insure that the anchor
bolts were embedded into good, strong material.

Capping that extends down the sides may be

specified when the new forces on the foundation
are too great for the soil to resist. An extra width
of concrete along the side of the existing
foundation is used to spread out the forces on the
soil.

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-
FOUNDATIONS
Now You Know

1. Foundations transfer forces from the

structural framing to the ground.

2. Foundations resist both horizontal sliding

shear force and uplift force.

3. A shear wall requires a continuous

foundation under its entire length.

4. Some older houses don't have foundations;

others have foundations consisting of posts
and piers or perimeter footing with interior
posts.

5. Newer houses are constructed with a

concrete slab cast on the ground.

6. If an existing foundation has deteriorated,

the materials will not have any strength to
resist earthquake forces.

7. You must beware of cracks found in a

concrete foundation; have an engineer
inspect them before installing a retrofit.

8. Foundation must be embedded into the

ground.

9. There are only a few instances when you

should disturb the soil around a foundation.

10. The two basic methods of retrofitting a

foundation are capping and replacement.

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1":.

~~-~__________________~IS_C_EL_L_A_N7EO~US~E_LE~M~E_N
__ __TS

'ij-£ Now You Know

t Brick chimneys in older homes are highly

susceptible to earthquake forces; don't take
the responsibility for recommending
chimney bracing. Always defer to an
engineer or architect.

2. Straps and brackets keep posts from

separating from the roof or floor deck, but
they do NOT increase the strength.

3. Automatic shutoff valves on gas lines help

to prevent catastrophic fires.

4. To prevent a water heater from overturning,

brace at the top and base and use flexible
connectors.

5. Read FEMA's "Reducing the Risks of

Nonstructural Damage: A Practical
Approach" for more information on bracing
nonstructural items.

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 PROTECTING VOURSELF
Job Site Checklist

Safety on the Job Site

o Use a respirator whenever there are airborne particles.

o Always wear hardhats.

o Rope off dangerous areas.

o Do NOT design the shoring yourself.

Documentation
o Obtain a written contract
o Obtain a set of plans with drawings.
o Do a preconstruction walkthrough before bidding on the work
o Secure a building permit
o Take photographs of existing conditions.

o Outline your responsibility - notify owner of existing conditions.

o Document any change orders.
o Identify need and schedule for inspections - arrange them.
o Document and show all problems to engineer or architect
o Keep record of all inspections.
o Take photographs of all completed work

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-
PROTECTING YOURSELF
Now You Know

1. Safety on the job site is important for both

you and your employees.

2. Always be aware of the various concerns of

the home owner.

3. Always document your work.

4. Don't mislead the home owner into

believing that the house is "earthquake
proof."

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