7 Seismic Retrofit Myths–and the Truth Behind Them
Considering a seismic retrofit but unsure what to expect? You’re not alone. Many building owners, REITs, and property managers worry about the cost, complexity, or potential disruption, sometimes delaying upgrades longer than they should.
In this article, we clear up the most common misconceptions about seismic retrofitting and share what we’ve learned from decades of real-world experience.
Retrofit Myth #1: Seismic retrofits are difficult to implement.
What to Know:
“I didn’t realize how easy this would be!”
This is one of the most common things we hear from clients after they finish their retrofit. Many assume the process will be more complex or disruptive than it actually is.
With the right team, a clear scope, and experienced project management, a seismic retrofit can be a smooth, well-planned project that protects your investment and keeps your operations on track.
Retrofit Myth #2: Budgets Should Be Low to Win Approval
A budget isn’t a bid—it’s a planning tool. And how useful it is depends entirely on the quality of information that goes into it.
Before we create a budget, we ask clients one key question:
What is this budget for?
- A loan application?
- Preliminary pricing?
- Future planning?
Each goal calls for a different approach, and we can tailor the estimate accordingly:
- A conservative budget builds in a buffer to avoid surprises, especially if you’re applying for financing.
- A “close” estimate assumes good information but may miss hidden costs.
- A low-range estimate may look attractive, but it risks falling short of actual construction bids.
That’s why our budgets typically include a low, median, and high range. The accuracy of those numbers depends heavily on the quality of information we receive—especially the choice of an engineer. A strong seismic engineer can design smarter, more efficient retrofits, which helps us deliver more dependable numbers.
Lowballing the budget to look good on paper almost always backfires.
If the final bid comes in significantly higher, it can stall your project, cause funding issues, or kill the deal entirely.
We’ve had clients tell us our budget was too high, so they went with someone else. However, their final bid ended up higher than ours. We had given them a conservative number to avoid surprises—but they didn’t realize that until later.
We invest a significant amount of time and resources in preparing these budgets. All we ask is the opportunity to submit a bid when the project reaches the construction document phase.
Providing realistic numbers upfront benefits everyone and prevents costly misunderstandings down the road.
Need a reliable starting point? Learn more about our Budget Acquisition Service.
Retrofit Myth #3: Any Engineer Can Design a Retrofit
What to Know:
Seismic retrofit engineering is highly specialized. It’s not the same as general structural or civil engineering. Even among structural engineers, only a few possess the necessary experience to develop cost-effective, compliant retrofit plans.
We often say retrofit design is 60% science and 40% art. It’s about understanding real-world building behavior, not just the numbers. Over-engineering is a common problem that can inflate construction costs by tens or even hundreds of thousands of dollars.
We frequently see plans that need to be re-engineered because they don’t make sense in the field. We work exclusively with engineers who have a proven track record in seismic retrofits—and we’re happy to provide recommendations.
Don’t try to save money on the engineering side—99% of the time, the construction costs end up higher when the plans come from an inexperienced engineer. It’s better to spend more on a proper diagnosis (engineering) than to face inflated construction costs later.
We’ve received retrofit plans that were so overdesigned that we had to bring in a new engineer. In some cases, reworking the plans resulted in a 100% reduction of the projected construction cost.
Retrofit Myth #4: Design-Build Is Always the Best Option
What to Know:
Design-build can work well for many types of projects—like new construction—but it’s not always the best fit for voluntary seismic retrofits, especially when long-term building value or resale is a concern.
With design-build, the contractor and engineer are on the same team, which simplifies communication and streamlines coordination. However, when it comes to seismic retrofits, there is one critical risk: the engineer designing your retrofit is also the one estimating the loss figure (SEL/SUL) used to measure the retrofit’s effectiveness.
We’ve had buyers’ engineers challenge the PML used in a seller’s design-build retrofit. When that happens, buyers often demand a discount to bring the building under a 20% SUL or PML90 threshold.
To protect your investment, we recommend a more strategic approach. Start by clearly defining your retrofit goals in your request for proposal (RFP)—especially your desired SEL or SUL targets. That ensures all bidders are aiming for the same outcome and makes it easier to compare proposals accurately.
Also, consider engaging a third-party structural engineer to perform a peer review of the proposed retrofit. This extra step helps confirm that the retrofit design will meet the desired loss metrics and be defensible if challenged in a future transaction.
Why It Matters:
Loss estimates, such as SEL (Scenario Expected Loss) and SUL (Scenario Upper Loss), are not calculated in the same way by every engineer or provider. Two firms could assess the same building and arrive at very different numbers. That’s why clarity and third-party validation are essential.
Choosing the correct delivery method isn’t just about convenience—it’s about long-term confidence. Design-build can be effective, but only if retrofit goals are clearly defined and reviewed independently.
Retrofit Myth #5: Contractors Can’t Bid Accurately Without Final Plans
What to Know:
You’re right to be cautious, but experienced seismic contractors can provide conceptual budgets with a realistic construction cost range. At Saunders, we provide proposals with a margin of +/- 15%, depending on the project’s complexity. Once the final structural drawings are ready, we follow up with a firm bid.
We’ve used this two-phase process for years. It gives owners early visibility into costs and supports smarter, more informed decision-making.
Retrofit Myth #6: You Can’t Retrofit Occupied Buildings
What to Know:
Most seismic retrofits—about 95%—can be completed while the building remains in use. We regularly work in active warehouses, office spaces, and even medical facilities.
In office environments, we typically schedule work at night to reduce dust, noise, and disruption to daytime operations. We factor tenant needs, access limitations, and safety protocols into both our pricing and our planning, ensuring the project moves forward with minimal impact on occupants. We understand that tenants are responsible for paying the bills, so we do everything possible to keep their operations running smoothly.
Retrofit Myth #7: Retrofit Plans Can’t Be Changed Once Work Begins
What to Know:
In reality, changes often occur during construction due to unforeseen interferences, such as piping, HVAC, or tenant improvements. Our experience enables us to collaborate with the engineer to suggest alternative details when necessary, and always with the engineer’s approval.
Flexibility in the field helps keep projects moving without sacrificing code compliance or structural performance.
Mid-project changes are common. Saunders crews are trained to flag issues early and work collaboratively with the design team to resolve them quickly, which helps prevent costly delays.
Ready for Clear Answers About Your Seismic Retrofit?
Misunderstandings about seismic retrofitting can delay critical upgrades or lead to costly mistakes. At Saunders Seismic, we bring decades of experience to every conversation—we’re here to guide you, not sell you.
If you’re planning a retrofit or just exploring your options, we’re happy to answer your questions, provide realistic budgets, and connect you with the right experts to move forward with confidence.
Contact us today to get honest answers, expert guidance, and a clear next step—whether you’re just gathering information or ready to get started.