Program-Based Earthquake Retrofits

EBB, ESS, Plan Set A, FEMA P-1100 2A/2B

For Bay Area homeowners who want to use standardized retrofit programs and plans (like Earthquake Brace + Bolt, ESS, Plan Set A, FEMA P-1100), and want the work done correctly, not just cheaply.

The idea behind these programs is good:

• Simple, pre-approved designs
• Sometimes grant money to help pay
• Faster permitting

The problem is how they often get used: rush jobs to capture a grant, minimal inspection, and a “check the box” mentality that may or may not leave your house truly safer.

Our role is to execute these standardized designs at a high standard, so you get both the paperwork and the real protection.

What “Program-Based Retrofits” Are

We work with four main categories:

• EBB (Earthquake Brace + Bolt) and similar grant programs
• ESS and local utility/agency programs
• Plan Set A (City of Los Angeles pattern that’s influenced others)
• FEMA P-1100 2A/2B (updated prescriptive designs for cripple-wall and sill plate retrofits)

They all share a common structure:

• A prescriptive design (standard details, locations, and nailing patterns)
• A specific scope of work (cripple walls, sill plates, anchors, etc.)
• Defined inspection and documentation requirements

Our job is to apply those correctly to your house, not just follow the minimums blindly.

Who This Service Is For

You’re a good fit if:

• Your home is wood-frame on a raised foundation or low cripple walls
• You’re eligible for or already enrolled in EBB/ESS or similar
• Your city encourages or accepts Plan Set A / FEMA P-1100 designs
• You want to make sure the retrofit is actually done right, not just technically “complete”

You’re not a fit if:

• You’re dealing with a soft-story apartment (that usually needs a custom engineered design)
• You have major foundation failure that must be addressed first (we’d start with Foundation Evaluation & Repair)

What Our Program-Based Retrofit Service Includes

1. Eligibility & scope confirmation

We start by verifying:

• That your house is a good candidate for the specific program/plan set
• That the standard details cover your real-world conditions or where you might need engineer input
• What the program rules and documentation actually require (photos, measurements, forms)

If we see a mismatch (e.g., foundation too irregular, severe existing damage), we’ll tell you and suggest a better path.

2. Field layout & prep

We translate the standard drawings into a specific layout for your crawl space:

• Mark where each shear panel, anchor, and hold-down goes
• Identify areas where existing utilities, framing, or foundation require adjustments
• Coordinate with your engineer or program rep if field conditions differ from assumptions

This is where most bad jobs fall down: they “install parts” without checking if the system hangs together correctly in your house.

3. High-quality installation

We do the unglamorous work right:

• Install cripple-wall sheathing, sill bolts, anchors, and hold-downs to spec
• Use correct fasteners and nailing patterns (not “good enough” guesses)
• Address any rotten or damaged framing that would weaken the retrofit
• Work cleanly in tight crawl spaces with attention to long-term durability

You’re not paying us to throw hardware at your house; you’re paying us to build a load path that will actually carry earthquake forces where they need to go.

4. Program compliance & documentation

For EBB/ESS and similar:

• We take required photos and measurements
• Fill out or support the necessary verification forms
• Coordinate with inspectors and program reps for any required site checks

For Plan Set A / FEMA P-1100 jobs:

• We ensure the work follows the approved details
• Provide you with a summary and photos you can use for future permit, insurance, or sale conversations

You should end this process with both a stronger house and a clean paper trail.

When Standard Plans Are Not Enough

Sometimes, during evaluation, we discover:

• Foundations that are too shallow, patchy, or irregular for simple anchor patterns
• Hybrid or heavily modified framing that doesn’t match prescriptive assumptions
• Other structural issues (major settlement, hillside movement) that must be engineered

In those cases, we’ll:

• Tell you clearly where the line is between what the standard plan can handle and where you need a custom design
• Work with your structural engineer to extend or modify the retrofit to match reality

The goal is not to force your house into a standard it doesn’t fit. The goal is to use the standard where it’s appropriate and bring in engineering where it’s not.

How the Process Works

1. Intake call

• Confirm program (EBB/ESS/etc.), foundation type, city, and prior work.

2. On-site evaluation

• Crawl-space inspection, measurements, and compatibility check with the chosen plan set.

3. Scope & agreement

• We outline exactly what we’ll do under the program and what, if anything, falls outside it.

4. Construction & inspections

• We perform the retrofit, coordinate inspections, and handle program documentation.

5. Final package

• Completed forms, photos, and a summary of work you can keep for insurance and future buyers.

If you want to take advantage of program-based retrofits without ending up with a lowest-bid, checkbox job, the next step is simple: let us look at your house and your program paperwork, and we’ll tell you exactly what a proper EBB/ESS/Plan-set retrofit looks like for your specific situation.