Brick Foundations: Why They're Bad News in the SF Bay Area | Risks, Costs & Retrofit Guide

In this video, we cover the risks associated with brick foundations, especially in seismic regions like the San Francisco Bay Area. Learn why unreinforced brick masonry should be replaced or reinforced with concrete. We discuss the costs, including potential savings with segmental reinforcement, and the importance of integrating foundation work with other upgrades like soft-story retrofit. Protect your property now to avoid costly repairs later.

Brick Foundations: Why They're Bad News in the SF Bay Area

Let's dive into everything you need to know about brick foundations:

First off, brick foundations are not your friend, especially in seismic regions. They degrade over time, and in an earthquake, they crumble. This issue is common in older buildings that predate the 1906 San Francisco earthquake, after which, brick foundations were banned due to their poor performance.

The engineering community's standard recommendation is clear: Unreinforced brick masonry needs to be removed and replaced. This applies not just to brick foundations, but chimneys, brick facades, and all brick structural elements, including load-bearing brick walls. As much as we might appreciate the charm of brick, it's simply not safe in seismic regions.

However, in some instances, there may be a more practical solution, like supplementing brick instead of total replacement. By adding reinforced concrete in critical areas like building corners, you can strengthen the foundation without the full cost of replacement. While strongly recommended, this type of project is voluntary, so the scope of work is up to you.

Now, let's talk financials. Replacing or supplementing a brick foundation can cost $80,000 to $100,000, or more. For standard footings, you might be looking at around $500 per linear foot, or up to $1,000 per foot for retaining walls. But remember, you don't have to do the whole foundation, this work can be done in segments that target critical areas like building corners.

This new foundation work integrates with the rest of the building, and is best combined with soft-story retrofit if your building needs seismic strengthening. Retrofit is the most critical structural improvement you'll want to address. If you're focusing only on foundation work, you'll need to connect it to the floor framing above. This extends around the building perimeter, and typically costs an additional $100 per linear foot.

Now, I get it—this kind of expenditure doesn't add bedrooms, bathrooms, or otherwise move the needle on property valuation, but think of it as an investment in security—both for your building and your financial future. Hopefully, you've factored this into your purchase price. If you got a discount on the property because of its brick foundation, use that savings wisely to address the issue.

This wraps up our guide on brick foundations. There's no need to contact an engineer for an opinion, they'll all tell you the same thing—unreinforced brick masonry should be replaced or reinforced with concrete. Your brick foundation is not unique, they're all problematic. And just because your foundation survived past earthquakes, it doesn't mean it'll be safe for the next one.

So here's the bottom line: Don't delay. Brick foundations don't improve with time. Replace or reinforce with concrete systems, and consider bundling other projects with your foundation work, like soft-story retrofit, or extension of your living space.

Thank you for watching. If you found this video helpful, please like, leave a comment, and subscribe for more insights on protecting your property and making smart development decisions. We'll see you next time.