Incremental Seismic Rehabilitation Of Hospital Buildings

Earthquakes are a serious threat to safety in hotel and motel buildings and pose a significant potential liability to owners and operators. Hotel and motel buildings in 39 states are vulnerable to earthquake damage. Unsafe existing buildings expose hotel and motel building owners, operators, and guests to the following risks: Death and injury to guests, visitors, and staff; Damage to or collapse of buildings; Damage to and loss of furnishings, equipment, and other building contents; and Disruption of hospitality functions and building operations. The greatest earthquake risk is associated with existing hotel and motel buildings that were designed and constructed before the use of modern building codes. For many parts of the United States, this includes buildings built as recently as the early 1990s. Although vulnerable hotel and motel buildings should be replaced with safe, new construction or rehabilitated to correct deficiencies, for many building owners, new construction is limited, at times severely, by budgetary constraints, and seismic rehabilitation is expensive and disruptive. However, incremental seismic rehabilitation, an innovative approach that phases in a series of discrete rehabilitation actions over a period of several years, is an effective, affordable, and non-disruptive strategy for responsible mitigation action that can be integrated efficiently into ongoing facility maintenance and capital improvement operations to minimize cost and disruption. This manual and its companion documents are the products of a Federal Emergency Management Agency (FEMA) project to develop the concept of incremental seismic rehabilitation-that is, building modifications that reduce seismic risk by improving seismic performance and that are implemented over an extended period, often in conjunction with other repair, maintenance, or capital improvement activities. It provides operators of hotels and motels and their owners, be they Real Estate Investment Trusts (REITs), pension funds, partnerships, individuals, or other forms of ownership, with the information necessary to assess the seismic vulnerability of their buildings and to implement a program of incremental seismic rehabilitation for those buildings.

Initial cost and loss of normal building use have been cited as major obstacles to implementation of seismic rehabilitation. The Federal Emergency Management Agency (FEMA) has published a series of occupancy-specific manuals for building owners that presents incremental strengthening of buildings in discrete stages as a way of managing costs and minimizing disruption associated with seismic rehabilitation projects. Incremental strengthening was initially conceptualized for school buildings under a grant from the National Science Foundation to Building Technology Incorporated. The FEMA manuals are the result of a series of projects funded by FEMA and others dating back to the 1980s, which investigated financial incentives for seismic rehabilitation of existing hazardous buildings, physical seismic rehabilitation potential, and institutional capacity for mitigation investment. Work was conducted by a team of consultants led by the World Institute for Disaster Risk Management in association with Virginia Polytechnic Institute and State University, Building Technology Incorporated, Melvyn Green Associates, EQE Incorporated, and George Washington University. Early on, these projects concluded that a strategy for integrating the planning and implementation of seismic strengthening into the overall facility maintenance and capital improvement process was needed. The strategy was referred to as incremental seismic rehabilitation, and the resulting manuals present seismic rehabilitation within the context of the specific facility management, risk management, and financial management needs and practices of building owners. The technical feasibility and economic viability of incremental seismic rehabilitation has been studied and validated. This Engineering Guideline for Incremental Seismic Rehabilitation is intended as a technical resource for design professionals who are implementing incremental seismic rehabilitation on their projects or advocating the use of an incremental approach to seismic rehabilitation in practice. It explains the concept of incremental seismic rehabilitation as a strategy, discusses owner maintenance, capital improvement and decision-making processes as a basis for communicating with decision-makers on seismic rehabilitation opportunities, summarizes available engineering resource documents, and outlines the overall engineering process for incremental seismic rehabilitation of buildings.