The following article, written by Julie Look, appeared in SFgate.com on October 13, 1999 – and although not a recent article, it brings up important issues to be considered by renters and landlords alike.
Quake-Readiness for Renters - Not only homeowners need to be prepared for the Big One
by Julie Look
I recently took an informal poll of friends who rent — and guess what? No one has planned for an earthquake, let alone The Earthquake. Tall shelves teeter against the wall, escape paths are uncharted, and vital supplies are still at the store.
That includes me. I’ll be sharing my dogs’ blanket if an 8.0 hits tomorrow. This despite the fact that I huddled under a display table at Nordstrom during the Loma Prieta quake 10 years ago and shook in a doorway during the 1994 Northridge temblor.
This is a classic “do as I say, not as I do” situation, but if you’re ready to plan for the Big One, here are a few renter-specific tips.
– Check your hardware store for brackets and straps to attach tall, heavy furniture, like bookshelves, to the wall. Find the studs in the wall; plaster and Sheetrock aren’t nearly as secure for holding the bracket screws.
Legally, landlords own anything you attach to their walls, but it’s a rare one that would try to confiscate your furniture for this reason. Get written permission beforehand if you’re not sure, and be prepared to fix the holes when you move.
Also check that the water heater in your unit (or in your building) is strapped upright and fitted with a flexible gas supply line, a state requirement noted in “Tenants’ Rights”` by Nolo Press. The book’s 14th California edition came out last month.
– Find out where the gas main is and learn how to turn it off.
– Consider getting earthquake insurance. Renters insurance doesn’t cover damage from earthquakes, including quake-related fires. Your landlord’s homeowners insurance doesn’t cover you or your belongings either unless damage is proved to be caused by his or her negligence.
By law, insurance companies that offer homeowners insurance in California have to offer homeowners earthquake insurance, too, but that requirement doesn’t extend to renters.
Most of the household-name carriers, like Allstate, State Farm and AAA, offer very limited coverage to renters in the Bay Area, according to the California Department of Insurance.
The coverage, through the California Earthquake Authority, protects only the contents of a home, not the structure itself, but there’s a 15 percent deductible and the premium is high. The CEA was chartered by the state as a response to the dearth of available insurance after the Northridge quake; insurers backed away after they had to pay out billions in claims.
But two dozen companies offer their own earthquake policies. Annual premiums for a rental in the Glen Park area of San Francisco range from less than $50 to several hundred dollars a year for a $50,000 policy. These insurers include Chubb National Insurance Co. ($1.45 premium per $1,000 of coverage), Fireman’s Fund Insurance Co. ($2.50 per $1,000) and Travelers Property Casualty Insurance Co. ($2.90 per $1,000).
Premiums vary greatly, be sure to check with several agencies. Also, inquire about coverage limits and payoff rates.
– Rent safely. Before you sign the lease, ask: How safe is the building, and how safe is the land under it?
Subsections under these two questions are laid out clearly in “Tenants’ Rights.” Wood- or steel- frame buildings are more flexible, so they are safer during a quake. Brick can shake apart. In any case, the building should be bolted to the foundation. If it isn’t, don’t rent it. A strong quake could shake the building off the base.
Be cautious about buildings with ground-floor garages. Some of them have had load-bearing walls removed to make more room for cars.
Avoid landfill, which can liquefy in a powerful quake. Parts of the Financial and Marina districts in San Francisco are built on landfill. In an earthquake bigger than Loma Prieta, some of the original bay coastline may suddenly reappear.
For similar reasons, avoid renting on an unstable hillside, which can slide. Bedrock is far safer.
– Plan ahead. Ask managers of multi-unit buildings how well they’re prepared for an earthquake.
One way is through city certification. San Francisco, for example, pre-evaluates buildings for their safety and immediate occupancy after a big temblor. Occupants of a certified building will be able to avoid evacuation and waiting days for an inspection. Ask your landlord if he has gotten, or will consider getting, this evaluation from the city’s Building Occupancy Resumption Emergency Inspection Program.
At a minimum, there should be some plan for the first few days after a quake. Is there a cache of supplies for the building? Does the manager help tenants plan their own? What do you do if you’re injured or your neighbor is? Who takes care of pets if their owners aren’t home?
If there is no such plan, see if your landlord is interested in setting one up or go ahead and do it yourself.
The worst that can happen is you’ll meet your neighbors.
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