2016 ASTM Seismic Standards Update - AEI Consultants

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2016 ASTM Seismic Standards Update by ROY ANDERSON PE, Seismic Services,

A

revised ASTM Standard Practice for

Loss (PML) Evaluations for Earthquake Due

Seismic Risk and Earthquake Due

Diligence Assessments, respectively. The new standards governing seismic risk

Diligence was released in June 2016

Building Science &

by the E2026/E2557 ASTM Task Group after

evaluations of buildings have been revised

Engineering Division,

a rigorous 32-month review that included

as E2026-16a and E2557-16a. While the

AEI Consultants

balloting, input, collaboration, and more than 350

new standards replace the old, many lending

revisions to the standard.

institutions and investors may have Scopes of

The 2016 ASTM Seismic Standard update

Work that reference the old standards. Adoption

affects commercial real estate transactions

of the new standards will likely occur over the

through changes to the ASTM Standard Guide

next several months.

and Practice E2026 and E2557 for Seismic Risk Assessment of Buildings and Probable Maximum

As mentioned, the revised standard includes

…Seismic Standards continued on page 55

THINGS TO CONSIDER ON CURRENT TRANSACTIONS With all of the changes to the ASTM Standard Guide and Practice E2026 and E2557, the big question is, “What about the transaction I’m working on right now?” Below are a few things to consider as you move forward with a current transaction. Is a lender involved in the transaction? If so, does the current Scope of Work reference a particular ASTM standard? Does it say “most current standard” or does it specify -07 or -16 Do scope costs reflect the “most current standard?” If the scope requirement references “most current,” recognize that the pricing will be different from what you have submitted previously. Lenders: Ensure your consultant’s proposal references the current scope. Are you including structural plans? Structural plans will help meet the new ASTM requirements. Can I still use the old standard? In the interim, lenders may consider utilization of the old standards until the

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institution has evaluated and updated their risk policy for seismic risk assessments. 16 20

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…Seismic Standards continued from page 29 more than 350 revisions and this article

benchmarking is if the structure was

the end-user with useful information

will address some of the major changes

built after the implementation of the

regarding the expected damage to

related to assessor qualifications, levels

1997 Uniform Building Code (UBC), or

the majority of buildings of a certain

of investigation, Scenario Expected Loss

as a rule-of-thumb, 1998 or later. If

classification based on site specific

and Scenario Upper Loss assessments,

either of these provisions cannot be

criteria related to historic performance.

and newly required documentation.

met, then the minimum qualifications

The SUL provides insight to the

must be followed.

potential damage at the upper end

The main change to the standard involves assessor minimum

of the distribution curve, where a

If a lesser qualified Field Assessor

qualifications. The old standard

is chosen, they should at least be a

smaller quantity of buildings of similar

recommended qualifications for

licensed architect or engineer with a

classification may be damaged.

assessors whereas the new standard

minimum of five years of experience in

dictates specific requirements for

building design and evaluation. The

Senior Assessor and Field Assessor

The new standard also requires additional report documentation that includes an ASTM Summary

Senior Assessor must also have

qualifications and how they apply to the

direct communication with Field Assessor

Findings Form and an Appendix X5

overall responsibility of the assessment.

as engineer in responsible charge.

Informational Document (Seismic

E2026-16a specifies that a Senior

Assessment Report Summary).

Another important change to

Assessor be a Civil or Structural

ASTM E2026-16a involves levels of

Engineer with experience that includes

investigation. It is the responsibility of

includes property location and assessor

structural engineering of buildings (10

the user to set the Level of Investigation

information, documents reviewed,

years), seismic design and analysis (five

based on risk tolerance and reliance.

PML definition, analysis methods and

years), and seismic risk assessment of

The standard provides four levels

procedures, level of investigation, and

buildings (three years). The standard

of investigation (Levels 0-3). Level

any deviations.

also prescribes the requirements of a

0 is considered a screen or desktop

field assessor as a Civil or Structural

assessment and provides the greatest

Summary includes information

Engineer with five years of experience

level of uncertainty. For this reason,

related to salient property data,

related to structural engineering of

Level 0 is not recommended for

seismic hazard and site class, site

buildings, three years of seismic design

property transactions. Levels 2 and 3 are

stability, Probable Maximum Loss, and

and analysis, and two years of seismic

considered to be more detailed in the

consultant recommendations.

risk assessment experience of buildings.

evaluation of seismic risk and are not

If needed, E2026-16a provides two provisions for the Senior Assessor

The Summary Findings Form

The Seismic Assessment Report

With growing concern surrounding

typically utilized for property transactions.

human induced seismic events (e.g., fracking) the principles may be applied

ASTM does recommend a Level 1

to designate a lesser qualified Field

assessment for property transactions

using available local historic data. The

Assessor to perform the site visit. The

that includes site observations by

United States Geological Survey is

Senior Assessor is allowed discretion for

a qualified PE, review of available

currently working on data in this regard.

the qualifications of the Field Assessor

construction documents, and a review

in both of these cases. Under the first

of the site specific conditions, with a

the ASTM E2026 and E2557 reflects

provision, relevant structural drawings

reasonable amount of uncertainty.

the growing demand for uniformity in

must be available for review by the

The purpose of the updates to

On the subject of seismic Scenario

the process of preparing SRA reports,

Expected Loss (SEL) and Scenario

providing guidance and allowing for

addresses the year of construction —

Upper Loss (SUL) Assessments, ASTM

transparency in the calculation of SEL

the building must be constructed during

recommends that users request both

and SUL percentages.

or after the ASCE 41-13 benchmark

SEL and SUL, but this is left to the

year with no structural modifications.

discretion of the user. Utilization of

A guide for consideration on building

both the SEL and the SUL provides

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Senior Assessor. The second provision

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