Navigating earthquake-prone buildings

Unveiling the risks and solutions

Earthquake-prone buildings are a significant concern in New Zealand due to the country's location on the Pacific Ring of Fire, where tectonic plates converge, resulting in frequent seismic activity. In response, the New Zealand government has implemented several regulations to identify and address earthquake-prone buildings and ensure the safety of occupants.

From 1 July 2017, the Building (Earthquake-prone Buildings) Amendment Act 2016 took effect. The Act introduced a nationally consistent system for managing earthquake-prone buildings, changing the way earthquake-prone buildings are identified, assessed and managed.

Under the Act, local authorities are required to identify and assess potentially earthquake-prone buildings and issue notices to the owners of these buildings. Building owners must either strengthen or demolish the building within a specific timeframe, depending on the level of earthquake risk.

In addition, the Government has established the Earthquake-Prone Building (EPB) system, which sets out the criteria for determining whether a building is earthquake-prone and provides guidance on assessing and remediating these buildings. The EPB system includes provisions for ongoing monitoring and reporting of earthquake-prone buildings and requires regular updates to ensure that the buildings continue to meet safety standards.

The timeframe for landlords to strengthen earthquake-prone buildings in New Zealand is outlined in the Earthquake-Prone Buildings Amendment Act 2016. The Act sets different timeframes based on the earthquake risk and the importance of the building.

1. Priority Buildings: Priority buildings are considered at higher risk due to factors such as their occupancy, location, and potential consequences of failure. The timeframe for strengthening priority buildings is generally 7.5 years from the time they are identified as earthquake-prone.
2. Standard Buildings: Standard buildings are those that are deemed to be at lower risk compared to priority buildings. The timeframe for strengthening standard buildings is generally 15 years from the time they are identified as earthquake-prone.
3. Heritage Buildings: Heritage buildings are typically given additional time to strengthen compared to other buildings due to their cultural and historical significance. The timeframe for strengthening heritage buildings can vary and may be up to 35 years from when they are identified as earthquake-prone.

It is important to note that the exact timeframe for strengthening earthquake-prone buildings can vary based on individual circumstances, local council policies, and specific building characteristics.

Many towns in New Zealand have been adversely affected by this legislation, especially those smaller towns with older or heritage buildings that line their main streets. 

Many of these buildings are now vacant and/or derelict. Landlords without the capital to strengthen their buildings or are not confident of finding a new tenant once the work has been done have chosen just to walk away.

Recent publicity surrounding earthquake issues with Feildings 148-year-old Feilding Hotel, which sits proudly in the centre of the Manawatu town's town square, and the inability of the owner to meet the costs and the 7.5-year strengthening timeframe resulted in the Government establishing the Heritage Earthquake Upgrade Incentive Programme and other funds to assist building owners with the cost of upgrading and strengthening a limited number of buildings of significance. Government assistance and a more flexible timeframe to do the strengthening work has resulted in a positive outcome for the hotel owner and the small Manawatu town.

So what is the solution? While the Government and the local Councils are obliged to ensure the safety of the public and employees, a sense of realism and common sense also needs to be applied. Not all building owners can or can afford to strengthen their buildings within the timeframe set down. If owners have no option but to abandon their buildings, provincial towns throughout New Zealand will die, and local business activity will come to a halt. Government and Councils may have to decide which is the lesser of two evils.

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