Did You Know? Non-Ductile Concrete - San Francisco’s Concrete Building Safety Program is Coming (Updated 2025)
San Francisco is on the Verge of Adopting New Seismic Retrofit Requirements for Concrete Buildings that were Constructed with Substandard Reinforcement
Do you own an apartment with concrete construction? Be on alert for San Francisco’s upcoming Concrete Building Safety Program.
San Francisco’s upcoming Concrete Building Safety Program (CBSP) aims to address the seismic retrofitting of older non-ductile concrete buildings. The program focuses on structures built with non-ductile concrete, a material prone to collapse during significant seismic events. This program is a response to the city’s need to protect public safety, particularly in light of the 1989 Loma Prieta earthquake, which revealed vulnerabilities in such buildings. The following information reflects the latest publicly available draft legislation from San Francisco’s Office of Resilience and Capital Planning.
What is Non-Ductile Concrete?
Non-ductile concrete refers to older buildings constructed with concrete that cannot absorb and dissipate energy during an earthquake. Non-ductile concrete buildings, often characterized by brittle connections and weak story structures, are vulnerable to severe damage. In San Francisco, many buildings constructed before 1979 were built with this material, and they represent a significant risk during seismic events.
Example of insufficient and poorly designed rebar in non-ductile concrete structural members. https://taxonomy.openquake.org/terms/non-ductile-dno
What buildings in San Francisco may be affected?
The program specifically targets non-ductile concrete buildings constructed before 2000. Key criteria for affected buildings include:
Age: Buildings constructed before July 1, 2000.
Floor Area: Buildings with a gross floor area of more than 3,000 square feet.
Tilt-Up Buildings: Tilt-up buildings (rigid-wall, flexible-diaphragm) built before July 1, 1999, are also subject to the program, provided they exceed the 3,000-square-foot threshold.
What is the process and timeline to retrofit a Non-Ductile Concrete structure in San Francisco?
Building owners who are affected by the CBSP must undergo a detailed retrofitting process. Here are the key steps:
Screening Phase: Building owners must hire a structural engineer to submit a checklist to determine if their building meets the program’s criteria. If the building is deemed eligible, it moves to the next phase.
Permit & Retrofit: Once identified as a candidate for retrofitting, owners must apply for permits to carry out the necessary work. The retrofit focuses on reinforcing weak structural elements, such as wall-to-roof anchorage in tilt-up buildings and strengthening shear walls in concrete buildings. Owners must ensure the retrofit aligns with the technical guidelines provided by the city.
Completion & Certification: Upon completion of the retrofit, a structural engineer must submit a report confirming that the building complies with seismic safety standards. The city will issue a Certificate of Final Completion (CFC) once the retrofit is verified.
The timeline to complete these actions for properties in San Francisco has not been publicized. For perspective, landlords in the City of Los Angeles have 3 years from the time their non-ductile concrete ordinance was passed to identify if their property requires retrofit, 10 years to submit plans to retrofit or demolish their property, and 25 years to complete retrofits or demolition. San Francisco may adopt a similar timeframe.
How can a non-ductile concrete structure be retrofitted?
Tilt-Up Buildings: For tilt-up buildings constructed before 1999 and over 3,000 square feet, the retrofitting will primarily focus on reinforcing the wall-to-roof anchorage system to ensure the building can withstand an earthquake without collapsing.
Concrete Buildings: For general concrete buildings built before 2000, retrofitting will target vulnerabilities such as weak story structures, shear issues, and inadequate connections between different elements of the building. Engineers will evaluate the building’s specific needs to determine the most effective retrofitting approach.
What incentives are there for early compliance with CBSP?
To encourage compliance and early retrofitting, the city will offer various incentives. These may include designating a period of conformance after the retrofit is completed, during which owners will be exempt from future, stricter retrofitting requirements. This is designed to provide owners with peace of mind while ensuring the building remains compliant with the most up-to-date seismic safety standards.
What are likely sources of guidance/financial assistance for landlords affected by the Non-Ductile Concrete Retrofit?
When San Francisco’s soft-story ordinance was implemented, the City of San Francisco arranged special fixed-rate financing for landlords to complete soft-story retrofits. The Rent Board also allowed landlords to pass all design, build, permit, and financing costs to their tenants if amortized over 20 years. The city will likely offer a similar financing program and rent adjustment allowance to landlords who must retrofit their non-ductile concrete properties.
What’s next for the Concrete Building Safety Program legislative process?
The Concrete Building Safety Program (CBSP) is still in development, with further work needed to assess the feasibility and viability of its recommendations. Given the current economic challenges—rising construction costs, high interest rates, office vacancies, and struggling small businesses—continued engagement with key stakeholders is essential to shaping a program that balances safety with financial realities.
While a mandatory program is not yet in place, the City can take interim steps to maintain momentum:
Initiating a Screening Phase – Identifying buildings that may be subject to a future mandate to better understand the program’s scope.
Establishing a Clear Retrofit Pathway – Publishing retrofit criteria in the building code to guide building owners who wish to retrofit voluntarily.
Enhancing Stakeholder Collaboration – Engaging with experts in structural engineering, public finance, and policy to refine program details and ensure meaningful dialogue about tradeoffs.
To move toward potential legislation, the City will focus on several key areas:
Communications Plan – Partnering with community-based organizations and subject matter experts to provide clear information and resources before, during, and after a potential mandate.
Financing Strategy – Working with financial experts and property owners to analyze cost impacts and explore funding options, including a cost-benefit analysis to guide implementation timelines.
Policy Development – Refining the inventory of affected buildings and working with City departments and select stakeholders to prepare for potential legislative action.
Equity and Inclusion – Expanding engagement with labor groups, small businesses, and historically underinvested communities outside of a formal working group structure.
Program Staffing – Ensuring the CBSP has permanent, full-time City staff dedicated to program development, community outreach, and long-term implementation.
LL CRE is committed to helping you navigate San Francisco’s upcoming Concrete Building Safety Program; consider us as a resource when you need commercial real estate guidance. With more than 60 years of combined experience, our team has successfully advised our clients through similarly complex issues such as the soft-story ordinance, underground storage tank program, San Francisco Rent Control, building permits, COPA, and more.
Follow LL CRE on LinkedIn to Receive the News, Listings, and Guides on Commercial Real Estate
LL CRE provides commercial real estate investment services for the San Francisco Bay Area. Are you looking to sell your property? Want to know the value of your assets in today’s market?
Take advantage of our 60+ years of market knowledge and obtain a free broker opinion of value from us.