Simplified estimation of economic seismic risk for buildings

A seismic risk assessment is often performed on behalf of a buyer of commercial buildings in seismically active regions. One outcome of the assessment is that a probable maximum loss (PML) is computed. PML is of limited use to real-estate investors as it has no place in a standard financial analysis and reflects too long a planning period. We introduce an alternative to PML called probable frequent loss (PFL), defined as the mean loss resulting from shaking with 10% exceedance probability in 5 years. PFL is approximately related to expected annualized loss (EAL) through a site economic hazard coefficient (H) introduced here. PFL and EAL offer three advantages over PML: (1) meaningful planning period; (2) applicability in financial analysis (making seismic risk a potential market force); and (3) can be estimated using a single linear structural analysis, via a simplified method called linear assembly-based vulnerability (LABV) that is presented in this work. We also present a simple decision-analysis framework for real-estate investments in seismic regions, accounting for risk aversion. We show that market risk overwhelms uncertainty in seismic risk, allowing one to consider only expected consequences in seismic risk. We illustrate using 15 buildings, including a 7-story nonductile reinforced-concrete moment-frame building in Van Nuys, California, and 14 buildings from the CUREE-Caltech Woodframe Project.