ASTM E2026-99
(Guide)Standard Guide for the Estimation of Building Damageability in Earthquakes
Standard Guide for the Estimation of Building Damageability in Earthquakes
SCOPE
1.1 Purpose-This guide defines and establishes good commercial, customary practice, and standard-of-care in the United States for conducting a probabilistic study of expected loss to buildings from damage associated with earthquakes and for the preparation of a narrative report containing the results of the study. As such, this guide permits a user to satisfy, in part, their real estate transactional due-diligence requirements with respect to assessing a property's potential for building losses associated with earthquakes.
1.1.1 Recognized Earthquake Hazards-Hazards addressed in this guide include earthquake ground shaking, earthquake caused sit instability, including faulting, land sliding, and densification, and earthquake caused tsunamis and seiches. Earthquake caused fires and toxic materials releases are not considered.
1.1.2 Other Federal, State, and Local Laws and Regulations-This guide does not address requirements of any federal, state, or local laws and regulations of building construction or maintenance. Users are cautioned that current federal, state, and local laws and regulations may differ from those in effect at the time of the original construction of the building(s).
1.2 Objectives-The objectives for this guide are as follows:
1.2.1 To synthesize and document good commercial, customary practices for the estimation of probable loss to buildings from earthquakes for real estate improvements;
1.2.2 To facilitate standardized estimation of probable losses to buildings from earthquakes;
1.2.3 To ensure that the standard of site observations, document review and research is appropriate, practical, sufficient, and reasonable for such an estimation;
1.2.4 To establish what reasonably can be expected of and delivered by a loss estimator in conducting an estimation of probable loss to buildings from earthquakes;
1.2.5 To establish an industry standard for appropriate observations and analysis in an effort to guide legal interpretation of the standard of care to be exercised for the conducting of an estimation of probable loss to buildings from earthquakes; and,
1.2.6 To establish the requirement that a loss estimator communicates observations, opinions, and conclusions in a manner meaningful to the user and not misleading either by content or by omission.
1.3 Considerations beyond this scope-The use of this guide is limited strictly to the scope set forth herein. Section 3 of this guide identifies, for information purposes, certain conditions that may exist on a property that are beyond the scope of this guide but may warrant consideration by the parties to a real estate transaction.
1.4 Organization of this guide-This guide has several parts (see Table of Contents).
1.5 Limitations-This guide does not purport to provide for the preservation of life safety, or prevention of building damage associated with its use, or both. It is the responsibility of the user of this guide to establish appropriate life safety and damage prevention practices and determine the applicability of current regulatory limitations prior to use.
1.6 Commentary-See Appendix X1 for commentary on Section 1.
General Information
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Standards Content (Sample)
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An American National Standard
Designation:E2026–99
Standard Guide for the
Estimation of Building Damageability in Earthquakes
This standard is issued under the fixed designation E 2026; the number immediately following the designation indicates the year of
original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. A
superscript epsilon (e) indicates an editorial change since the last revision or reapproval.
INTRODUCTION
Lenders, insurers and equity owners in real estate are giving more intense scrutiny to earthquake
riskthaneverbefore.The1989LomaPrietaearthquake,whichcausedmorethan$6billionindamage,
accelerated an already established trend for improved loss estimation in California; the 1994
Northridge event with over $20 billion in damage has completed the process—loss analysis is now an
integral part of real estate financial decision making. Financial institutions are in need of specific and
consistentmeasuresoffuturedamagelossforthisdecisionprocess.Thelongusednotionof“probable
maximum loss” (PML) has become, for many, a catch phrase to encapsulate all earthquake issues into
asimplenumberthatcanbeusedtoqualifyordisqualityapotentialcommitment.Unfortunately,there
has been no previous industry or professional consensus on what PML means or how it is computed.
This guide presents specific approaches, which the real estate and technical communities can use to
characterize the earthquake vulnerability of buildings. It recommends use of new terms, probable loss
(PL), and scenario loss (SL) in the future to make specific the type of damageability measures used.
Use of the term Probable Maximum Loss (PML) is not encouraged for future use.
Introduction
1. Scope
1.1 Purpose
1.2 Objectives
1.3 Considerations beyond scope
1.4 Organization of this guide
1.5 Limitations
1.6 Commentary
2. Terminology
2.1 Definitions
2.2 Commentary
3. Significance and Use
3.1 Uses
3.2 Principles
3.3 Minimum reporting requirements
3.4 Qualifications of the loss estimator
3.5 Representation of seismic risk
3.6 Projects comprised of multiple buildings
3.7 Retrofit scheme development
3.8 Use of computer assessment tools
3.9 Additional services
3.10 Independent peer review
3.11 Commentary
4. Probabilistic ground motion hazard assessment
4.1 Objective
4.2 Levels of inquiry in probabilistic ground motion hazard assessment
4.3 Level G0 inquiry
4.4 Level G1 inquiry
4.5 Level G2 inquiry
4.6 Commentary
5. Building stability assessment
5.1 Objective
5.2 Levels of inquiry in building stability assessment
5.3 Conclusions and findings
5.4 Level BS0 inquiry
5.5 Level BS1 inquiry
5.6 Level BS2 inquiry
5.7 Level BS3 inquiry
5.8 Retrofit recommendations
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E2026
5.9 Commentary
6. Site stability assessment
6.1 Objective
6.2 Levels of inquiry in site stability assessment
6.3 Level SS0 inquiry
6.4 Level SS1 inquiry
6.5 Level SS2 inquiry
6.6 Level SS3 inquiry
6.7 Commentary
7. Damageability assessment
7.1 Objective
7.2 Levels of inquiry in damageability assessment
7.3 Requirements for all levels of damageability assessment D0–D3
7.4 Level D0 inquiry
7.5 Level D1 inquiry
7.6 Level D2 inquiry
7.7 Level D3 inquiry
7.8 Commentary
8. Contents damageability assessment
8.1 Objective
8.2 Type of damageability assessment
8.3 Levels of inquiry in site stability assessment
8.4 Level C0 inquiry
8.5 Level C1 inquiry
8.6 Level C2 inquiry
8.7 Level C3 inquiry
8.8 Commentary
9. Business interruption assessment
9.1 Objective
9.2 Related investigations
9.3 Type of business interruption assessment
9.4 Business interruption assessment
9.5 Levels of inquiry in business interruption assessment
9.6 Level B0 inquiry
9.7 Level B1 inquiry
9.8 Level B2 inquiry
9.9 Level B3 inquiry
9.10 Commentary
10. Subsequent use of damageability assessments
10.1 Objective
10.2 Comparison with subsequent inquiry
10.3 Continued viability of estimates of probable loss to buildings from earthquakes
10.4 Use of prior information
10.5 Prior assessment meets or exceeds
10.6 Current investigation
10.7 Actual knowledge exception
10.8 Contractual issues regarding prior estimation usage
10.9 Rules of engagement
10.10 Commentary
11. User’s Responsibilities
11.1 Scope
11.2 Relevant records
11.3 Access to property and records
11.4 Access to consultants
11.5 Investigation level
11.6 Return period
11.7 Commentary
12. Evaluation and report preparation
12.1 Report format
12.2 Documentation
12.3 Contents of report
12.4 Findings and conclusions
12.5 Deviations
12.6 Signature
12.7 Additional services
12.8 Commentary
13. Referenced Documents
Appendix X1 Commentary on the guide provisions
X1.1 Commentary for Section 1—Scope
X1.2 Commentary for Section 2—Terminology
X1.3 Commentary for Section 3—Significance and Use
X1.4 Commentary for Section 4—Probabilistic ground motion hazard assessment
X1.5 Commentary for Section 5—Building Stability Assessment
X1.6 Commentary for Section 6—Site Stability Assessment
X1.7 Commentary for Section 7—Damageability Assessment
X1.8 Commentary for Section 8—Contents Damageability Assessment
X1.9 Commentary for Section 9—Subsequent Use of Damageability Assessments
X1.10 Commentary for Section 10—Subsequent Use of Damageability
E2026
X1.11 Commentary for Section 11—User’s Responsibilities
X1.12 No commentary for Section 12—Evaluation and Report Preparation
1. Scope that may exist on a property that are beyond the scope of this
guide but may warrant consideration by the parties to a real
1.1 Purpose—This guide defines and establishes good com-
estate transaction.
mercial,customarypractice,andstandard-of-careintheUnited
1.4 Organization of this guide—Thisguidehasseveralparts
States for conducting a probabilistic study of expected loss to
(see the Table of Contents).
buildings from damage associated with earthquakes and for the
1.5 Limitations—This guide does not purport to provide for
preparation of a narrative report containing the results of the
the preservation of life safety, or prevention of building
study.As such, this guide permits a user to satisfy, in part, their
damage associated with its use, or both. It is the responsibility
real estate transactional due-diligence requirements with re-
of the user of this guide to establish appropriate life safety and
spect to assessing a property’s potential for building losses
damage prevention practices and determine the applicability of
associated with earthquakes.
current regulatory limitations prior to use.
1.1.1 Recognized Earthquake Hazards—Hazards addressed
1.6 Commentary—See Appendix X1 for commentary on
in this guide include earthquake ground shaking, earthquake
Section 1.
caused sit instability, including faulting, land sliding, and
densification, and earthquake caused tsunamis and seiches.
2. Terminology
Earthquake caused fires and toxic materials releases are not
2.1 Definitions—This section provides definitions of terms
considered.
used in this guide. The terms are an integral part of the guide
1.1.2 Other Federal, State, and Local Laws and
and are critical to an understanding of the guide and its use.
Regulations—This guide does not address requirements of any
2.1.1 active earthquake fault, n—an earthquake fault that
federal, state, or local laws and regulations of building con-
has exhibited surface displacement within Holocene time
struction or maintenance. Users are cautioned that current
(about 11 000 years).
federal, state, and local laws and regulations may differ from
2.1.2 building code, n—any federal, state, local, recognized
those in effect at the time of the original construction of the
design professional, or trade/industry association compilation
building(s).
of systems or rules that govern design or construction prac-
1.2 Objectives—The objectives for this guide are as fol-
tices, or both.
lows:
2.1.3 business interruption, n—a situation when an earth-
1.2.1 To synthesize and document good commercial, cus-
quake causes an interruption to normal business operations;
tomary practice for the estimation of probable loss to buildings
and therefore, potentially or materially causes a loss to the
from earthquakes for real estate improvements;
operator of that business. The loss may be partial or total for
1.2.2 To facilitate standardized estimation of probable
that period. Business interruption is expressed in days/weeks/
losses to buildings from earthquakes;
months of downtime for the facility as a whole or the
1.2.3 To ensure that the standard of site observations,
equivalent operating value.
document review and research is appropriate, practical, suffi-
2.1.4 computer assessment tools, n—any of a variety of
cient, and reasonable for such an estimation;
computer software provided by vendors to identify the seismic
1.2.4 To establish what reasonably can be expected of and
hazards of a site, or estimate the earthquake damageability of
delivered by a loss estimator in conducting an estimation of
a building, or both. Some programs may be interactive, using
probable loss to buildings from earthquakes;
a question/answer format that adjusts the scores based on
1.2.5 To establish an industry standard for appropriate
responses, making default assumptions where specific infor-
observations and analysis in an effort to guide legal interpre-
mation is unavailable or not known. Other programs may use
tation of the standard of care to be exercised for the conducting
spread sheet-type data entry. Such software sometimes may be
of an estimation of probable loss to buildings from earth-
customizable by the user. These software packages almost
quakes; and,
always depend on large files of site, earthquake source and
1.2.6 To establish the requirement that a loss estimator
building damageability data that usually are updated periodi-
communicatesobservations,opinions,andconclusionsinman-
cally to reflect new information. The particular method of
nermeaningfultotheuserandnotmisleadingeitherbycontent
processing the input data often is proprietary and not available
or by omission.
to the user.
1.3 Considerations beyond the scope—Theuseofthisguide
2.1.5 contents, n—contained elements, for example, furni-
is limited strictly to the scope set forth herein. Section 3 of this ture, fixtures, equipment and contents within the building that
guide identifies, for information purposes, certain conditions
are not part of the permanent structure or architectural finishes
and equipment of the building.
2.1.6 correlation, n—the tendency or likelihood of the
behavior of one element to be influenced by the known
This guide is under the jurisdiction ofASTM Committee E-06 on Performance
behavior of another element.
of Buildings and is the direct responsibility of Subcommittee E06.25 on Whole
2.1.7 damage distribution, n—the probability function for
Buildings and Facilities.
Current edition approved July 10, 1999. Published September 1999. the possible damage states of a given building type due to a
E2026
given level of earthquake ground motion. Actual damage to a 2.1.16 earthquake, n—the sometimes violent oscillatory
building is random because actual future ground motion, as motions of the ground caused by the passage of seismic waves
represented by a given measure and level, is not described radiating from a fault along which sudden movement has taken
completely by that representation, and a particular building has place.
itsownresistance,fragilitycharacteristics,andorientationwith
2.1.17 earthquake loss (for damage ratio), n—the property
respect to ground motions that are not completely described by
damage loss evaluated as the percentage of the building
the building structural system type. This probability function
construction cost to effect restoration to the pre-earthquake
allows the evaluation of the conditional probability of the
condition, including salvage and demolition, to the present-day
buildinghavingagivendamagestate(agivenrangeofdamage
building cost at the same location, assuming a virgin site
ratios, such as 25 % to 50 %) due to a given level of ground
condition. Loss includes damage to architectural finishes,
motion.(1-3).
partitions, ceilings, and other portions of the permanent build-
2.1.8 damage cost or repair cost, n—the construction cost, ing from ground shaking, but not loss of rents or other income,
or damage to contents, furnishings, equipment, or other tenant
including design and construction observation and manage-
ment costs, required to restore the building to its original capital assets contained within the building. Loss is expressed
in terms of a probability distribution of the damage ratio due to
condition.
a specific earthquake ground motion affecting the building
2.1.9 damage predictor, n—a relation giving a central or
project or development under consideration.
mean damage ratio in terms of a measure of the building class
2.1.18 estimate of earthquake loss study, n—a study com-
or system damage factor, the level of the measure of ground
pleted in accordance with the requirements of this guide; also
motion, and possible site-structure vibration effects. This
sometimes referred to as an Estimate of Earthquake Damage-
relation should have some measure of the scatter of actual
ability study.
damage ratio about the predicted mean, or preferably, provide
the damage distribution function. Examples include Stein- 2.1.19 expected or mean value, n—of a random variable,
brugge, ATC-13, Thiel-Zsutty. Providers may have their own such as building damageability, the mathematical centroid of
proprietary relations based on their experience and data the probability distribution for the random variable; that is, it is
sources. determined as the sum (or integral) of all the values, such as
damage levels, that can occur times their probability of
2.1.10 damage ratio, n—the ratio of the cost to repair a
occurrence. The expected or mean value is not the same as the
building to its original condition divided by its replacement
median value, which is the value that divides the probability
construction cost.
function into equal parts, such that the value of the random
2.1.11 damage state, n—a range of damage ratios, (for
variable has an equal probability of being above or below the
example, 0 to 5 %, or 75 % to 100 %) or generalized building
median value.
damage condition, for example, a linguistic term such as “low”
2.1.20 fault zone, n—the area within a prescribed distance
or “serious” associated with a defined range of damage ratios,
from any of the surface traces of a fault. The distance depends
that is treated the same for assessment purposes.
on the
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