Earthquake Soft-Story (ESS)
Retrofit grants for multi-family buildings (5+ units)
What is the ESS Program?
The Earthquake Soft-Story (ESS) program provides grants to help owners of multi-family buildings (5 or more units) retrofit "soft-story" structures that are vulnerable to earthquake damage.
A "soft-story" building typically has parking, retail space, or large windows on the ground floor, with living spaces above. This creates a weak first floor that can collapse during an earthquake.
The program is managed by the California Residential Mitigation Program (CRMP) and is particularly important in urban areas where many cities have mandatory retrofit ordinances.
⚠️ IMPORTANT: Mandatory Retrofit Ordinances
Several California cities have mandatory soft-story retrofit ordinances with strict deadlines and penalties for non-compliance:
San Francisco
Status: ENFORCEMENT PHASE | Penalty: Up to $1,000/day
Los Angeles
Status: ENFORCEMENT PHASE | Penalty: Up to $100/day + occupancy restrictions
Oakland
Deadline: February 21, 2026 | Penalty: Up to $3,000 + daily fines
San Jose
Effective: April 1, 2026 | Penalties to be announced
Berkeley
Status: COMPLIANCE REQUIRED | Fines for non-compliance
If your building is in one of these cities and was built before 1978, you may be legally required to complete a seismic retrofit. The ESS program can help cover the costs.
Grant Amount
Grant amounts vary based on:
- •Building size (number of units)
- •Scope of retrofit work required
- •Location and local construction costs
- •Type of structural reinforcement needed
Typical retrofit costs: $50,000 - $500,000+ depending on building size
Contact an ESS-certified structural engineer for a detailed assessment and grant estimate for your specific building.
Eligibility Requirements
Property Type
Multi-family building with 5 or more residential units
Year Built
Constructed before 1978 (before modern seismic codes)
Soft-Story Construction
Building has weak ground floor (parking, retail, or large openings)
Location
Property located in an ESS-eligible ZIP code (urban areas)
What Work is Covered?
Soft-Story Structural Reinforcement
Strengthening the ground floor to prevent collapse during earthquakes. This typically involves adding structural elements to support the building's weight and resist lateral forces.
Steel Moment Frames or Shear Walls
Installing steel moment frames, plywood shear walls, or steel-braced frames to create a more rigid structure that can withstand seismic forces without collapsing.
Structural Engineering & Permits
Licensed structural engineering analysis, city permits, plan reviews, and final inspections. All work must comply with local building codes and ordinances.
Professional Installation
Work performed by licensed contractors specializing in soft-story retrofits, with oversight by structural engineers. Includes compliance certification for city ordinances.
How the Process Works
Check Eligibility
Verify your building qualifies using our free online tool
Get Assessment
Connect with ESS-certified structural engineers for building evaluation
Get Proposals
Receive detailed retrofit plans and cost estimates from contractors
Complete Work
Schedule retrofit work, obtain permits, and receive grant reimbursement
Why Retrofit Your Building?
Comply with Law
Avoid penalties and fines from mandatory retrofit ordinances. Maintain legal occupancy and avoid selling restrictions.
Protect Residents
Reduce risk of building collapse during earthquakes, protecting dozens or hundreds of residents and their families.
Increase Property Value
Retrofitted buildings command higher rents, have lower insurance costs, and are more attractive to buyers and tenants.
Frequently Asked Questions
What is a soft-story building?▼
A soft-story building has a weak ground floor, typically with parking, retail space, or large windows. The upper floors are supported by fewer structural elements, making the building vulnerable to collapse during earthquakes when the ground floor buckles.
How much does a soft-story retrofit cost?▼
Costs vary significantly based on building size and complexity. Small buildings (5-10 units) may cost $50,000-$150,000, while larger buildings can cost $200,000-$500,000 or more. The ESS grant helps offset these costs.
How long does a soft-story retrofit take?▼
Most soft-story retrofits take 2-6 months, depending on building size and complexity. Engineering and permitting can add 2-4 months to the timeline. Residents can typically remain in the building during construction.
What happens if I don't retrofit my building?▼
In cities with mandatory ordinances (SF, LA, Oakland, etc.), failure to retrofit can result in daily fines ($100-$1,000/day), difficulty selling the property, restrictions on occupancy, and potential red-tagging. You also risk catastrophic collapse during an earthquake.
Can I pass retrofit costs to tenants?▼
Some cities allow "capital improvement" rent increases to recover retrofit costs, but rules vary by jurisdiction. Consult with a local attorney familiar with rent control laws in your area.
Ready to Get Started?
Check if your building qualifies for the ESS program. Get matched with certified structural engineers and contractors.