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FEMA’s Rapid Visual Screening (RVS) is a preliminary method for identifying buildings that may need further evaluation. It does not certify a building as earthquake-safe. For a building-specific decision, consult a qualified local structural engineer or another professional experienced in seismic evaluation, particularly when you see an apparent irregularity or damage.
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What to look for during a visual walkthrough
Start by observing the building from outside and, where you have permission, from accessible interior areas. The aim is to record visible features and questions—not to diagnose hidden structural conditions. FEMA’s Rapid Visual Screening handbook identifies several characteristics that can be useful screening indicators.
- Identify the apparent structural form. Note whether the building appears to use wood framing, masonry, reinforced-concrete framing, or another system. Visual identification can be uncertain, especially when finishes conceal the structure. Treat your observation as a question to verify through plans or a professional, not as a definitive classification.
- Compare the ground floor with the floors above. Look for parking, large storefront openings, a garage beneath occupied rooms, or a ground-level wall line that appears much sparser than the upper floors. These can indicate an open or weak ground story.
- Check whether walls and columns continue in a clear line. Note abrupt offsets, columns or walls that appear not to continue between floors, and unusually tall stories. Changes in story height or in the length of the lateral-resisting system are among the irregularities FEMA’s checklist flags.
- Look at the building’s overall shape. Setbacks, split levels, L-shaped or other reentrant corners, large openings in floors or roofs, and lateral systems that appear unevenly distributed are worth recording. From the outside alone, you may not be able to tell how the building is braced or how its floors transfer earthquake forces.
- Notice nearby buildings and potential falling hazards. Observe whether neighboring structures are very close, especially when their floor levels do not align. Look for unbraced masonry parapets or chimneys, heavy veneer, and canopies that appear inadequately supported.
- Record visible damage or deterioration. Note cracks in masonry, gaps between bricks or around openings, a leaning or cracked chimney, separation between a fireplace and the house, or a sagging roof line. FEMA training material identifies these as conditions to document; their structural significance requires context.
Take clear, dated photographs from safe, accessible locations and write down where each feature appears. Do not climb onto a roof, enter a restricted or damaged area, or move debris to improve a view. If a condition appears immediately dangerous, keep away and contact the appropriate building official or emergency service.
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For useful notes, describe what you can see rather than naming a diagnosis: for example, “large storefront openings at the ground floor” or “crack near the masonry opening on the north side.” Record the floor and location, whether the feature seems isolated or repeated, and what documents or access you could not obtain. This gives an evaluator a clearer starting point without implying that you have established the cause or severity.
Why an open or weak ground story matters
Earthquake forces must be carried through a building’s structural system. If the ground floor has much less lateral resistance than the floors above, deformation can concentrate at that level. Parking garages and storefronts with large openings can create this pattern; so can a house with a garage beneath occupied rooms. A visually open floor is a reason to ask how the building was designed and whether it was later strengthened, not a conclusion about its performance.
FEMA’s April 2025 guidance addresses older wood-frame buildings with soft, weak, or open-front stories. It discusses the role of sparse or brittle wall systems and open fronts. The guidance underscores why the visible amount and arrangement of wall are relevant, while also showing why a photograph cannot establish the building’s capacity: materials, connections, construction details, condition, and alterations matter.
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When evaluating a building with an open ground floor, ask whether the lateral-force-resisting system is documented and continuous, and whether any seismic retrofit was designed and permitted for that building. An apparent brace, added wall, or other retrofit feature is not, by itself, proof of code compliance or adequate performance.
A useful comparison is between the apparent openness of the lower story and the wall or frame layout above it. Look for a garage or storefront that interrupts a wall line, then note whether the floors above have more continuous walls. Do not assume every parking level is deficient, or that a wall visible on one side tells you how the full system works. The question for an evaluator is how the building’s actual lateral system carries forces through the open level, including the connections and any later alterations.
Irregular layouts and abrupt changes to notice
Buildings with abrupt changes in height, shape, or structural layout can respond less uniformly to shaking than a simple, regular form. FEMA’s RVS checklist flags the following features as screening indicators. None independently proves a building is unsafe or predicts collapse.
- Setbacks and offsets: upper floors that step inward or outward, or other abrupt changes in the building’s footprint or elevation.
- Story-height changes: one floor that is noticeably taller than an adjacent or upper story.
- Split levels: floor levels that change within the building rather than aligning in a consistent stack.
- Reentrant corners: inward corners in a footprint, such as the inside corner of an L-shaped plan.
- Large diaphragm openings: large openings in a floor or roof. The diaphragm is the floor or roof structure that helps transfer lateral forces to the walls or frames.
- Torsional irregularity: a possible mismatch between the building’s center of mass and the distribution of its lateral resistance, which can cause twisting under earthquake forces. This is generally not something a walk-around can confirm.
- Nonparallel lateral systems: walls or frames that appear to resist horizontal forces along directions that are not parallel.
These observations are useful for describing what you see to an engineer. Determining how significant they are requires information about the actual structural system and its design.
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As you walk around, compare the building’s shape and visible support layout from more than one side, if accessible. A step in the façade may be a setback, but finishes can obscure the structural arrangement behind it. An L-shaped footprint is a reason to record the geometry, not a verdict about performance. Likewise, a large opening in a floor or roof may not be visible from outside. If plans are available, ask the evaluator whether the openings, offsets, and apparent wall or frame locations are relevant to the load path.
Pay particular attention to combinations rather than treating a checklist item as a diagnosis. For example, note both a tall, open ground floor and an abrupt change in the wall layout above it. FEMA’s checklist is a screening aid: it helps flag features for follow-up, while a professional considers the system as a whole and the building’s design context.
Nearby buildings, chimneys, and other falling hazards
A building can present earthquake-related hazards beyond the performance of its main frame or walls. FEMA’s screening checklist calls attention to unbraced unreinforced-masonry parapets or chimneys and to possible pounding between closely spaced buildings when their floor levels do not align. A visual inspection may reveal proximity or an unbraced-looking appendage, but it cannot confirm how an element is anchored or whether neighboring structures could contact one another during shaking.
Also record heavy veneer, canopies, or other features that appear poorly supported. Keep your notes specific: identify the location, describe the visible condition, and photograph it from a safe position. A qualified professional can determine whether further investigation is needed.
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When looking at a narrow gap between buildings, note whether the buildings appear to be separated by only a small distance and whether their floor lines line up or sit at different heights. Those observations are useful context; they do not establish whether contact will occur or what damage might result. Similarly, do not try to test a chimney or parapet. Record visible cracks, leaning, or a lack of apparent bracing from a safe location and leave assessment of anchorage and stability to a professional.
How to interpret cracks and other signs of deterioration
A crack is evidence to document, not a standalone diagnosis. Its meaning depends on factors a casual observer may not know, including the material, location, pattern, history, and whether it has changed. FEMA training material recommends documenting masonry cracks, gaps between bricks and openings, chimney damage or leaning, a gap between a fireplace and the house, and a sagging roof line, with expert involvement where needed.
Do not assume that a building is unsafe because of one crack, or safe because no crack is visible. Finishes can conceal structural damage, while visible cracking can have causes that require professional interpretation. If you see deterioration alongside an apparent structural irregularity, or if the condition affects a purchase, occupancy, renovation, or retrofit decision, ask a qualified professional to evaluate it.
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Make the record more useful by noting where a crack is, what material it appears to involve, and whether you have information about prior repairs or changes. Avoid filling, covering, or measuring a crack as a substitute for an evaluation. A photograph captures appearance at one moment; it cannot show the building’s history or determine whether a condition is active. If you are concerned that damage is worsening or the area may be unsafe, keep clear and contact an appropriate local official or qualified professional.
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Building type and approximate construction era can help identify issues worth asking about. FEMA’s screening materials highlight older unreinforced masonry and selected weak-story or cripple-wall building categories as concerns. Those categories do not determine the performance of an individual property. Design, detailing, construction quality, maintenance, alterations, retrofit history, soil, and local shaking all influence how a building may perform.
Ask the owner, seller, property manager, or local building department for the construction date, available plans, permits, and records of prior seismic work. If documents are unavailable, that does not establish that a building is deficient; it does mean there is less evidence for a professional to review. Likewise, an apparent retrofit is not a substitute for records or an assessment of its scope and condition.
Use age and apparent construction type as ways to prioritize questions, not as a pass-or-fail label. A building’s visible materials may not reveal its connections or internal details, and two buildings that look similar can differ in design, condition, and retrofit history. FEMA’s references identify categories that merit attention, but they do not provide a shortcut for predicting an individual building’s earthquake performance.
When to get a professional seismic evaluation
Seek a building-specific evaluation when a visible concern could affect a consequential decision—such as purchasing, occupying, renovating, or planning a retrofit—or when you find an apparent irregularity combined with visible deterioration. FEMA describes optional Level 2 RVS data collection as work for a civil or structural engineering professional, an architect, or someone with a background in seismic evaluation or design. A preliminary screening is not the same as a detailed evaluation.
Before hiring someone, confirm that the evaluator is qualified for seismic work in your jurisdiction and ask what the engagement includes. Local requirements and professional qualifications vary, so verify them with local building officials and relevant professional authorities. Clarify whether the work is a visual screening, a records review, or a more detailed engineering assessment; what areas and documents will be considered; and what written findings or next steps you will receive.
- Describe the decision you need to make and the features you observed.
- Ask the evaluator to explain the scope and limits of the assessment in writing.
- Provide available plans, permits, construction dates, and retrofit records.
- Ask how local code context and the building’s actual structural system will be addressed.
- Request a written report distinguishing observed conditions, unresolved questions, and recommended follow-up.
FEMA’s National Earthquake Technical Assistance Program provides program information for earthquake-related technical assistance. For property-specific requirements or referrals, contact local building officials and seek a qualified local professional.
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There is no single evaluation price or service scope established by the screening information described here. Rather than relying on a generic inspection-device price or assuming all assessments are equivalent, request a written estimate tied to the work proposed. Compare what each evaluator will review, whether the work includes a site visit and records review, what questions it will answer, and what written deliverable you will receive. A consumer crack gauge, measuring tool, or generic inspection device cannot establish seismic adequacy, and retrofit materials should not be selected without building-specific design.
When comparing professionals or proposals, consider the same factors for each: the evaluator’s seismic experience and local qualifications; whether the work is a preliminary visual screen, records review, or more detailed engineering assessment; which parts of the building and documents are included; how the building’s structural system, open ground story, irregularities, and deterioration will be considered; and what the report will say about limitations and follow-up. Ask how local code context applies. A low-cost or brief screening should not be confused with a more detailed assessment if your decision requires answers the screening does not provide.
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Use visible observations to guide document requests and professional questions rather than treating them as a pass-or-fail test.
- When was the building constructed, and are plans or permit records available?
- Has a seismic evaluation or retrofit been completed? If so, can you review the report, scope, permits, and completion records?
- Does the ground floor have fewer walls or larger openings than upper floors, and how does the documented lateral system address that condition?
- Are there abrupt story changes, setbacks, split levels, reentrant corners, or large floor or roof openings that warrant further review?
- Are chimneys, parapets, veneer, canopies, and other appendages supported or braced, and has their condition been assessed?
- What is the scope of any proposed evaluation, who will perform it, and what written deliverable will support the decision?
If you are reviewing a claimed retrofit, ask for the report and records that describe its scope, permits, and completion. Ask what parts of the building were addressed and whether the available records match the visible building and any known alterations. A brace or added wall that looks substantial does not establish what the work was designed to accomplish or whether it was completed as documented.
For a rental or purchase decision, visible clues can help you decide what to ask, but they cannot establish a legal occupancy status or guarantee future performance. Local building officials are the source for jurisdiction-specific requirements. If a concern materially affects whether you proceed, seek a qualified seismic evaluation rather than relying only on a seller’s description, a visual walkthrough, or a generic inspection tool.
What a visual walkthrough can—and cannot—tell you
A careful walkthrough can help you spot features that merit a closer look: an open ground story, abrupt changes in height or layout, a potentially uneven structural system, close neighboring buildings, vulnerable appendages, or visible deterioration. It cannot establish the building’s seismic capacity, confirm hidden connections or materials, verify code compliance, or certify safety. Treat the observations as a starting point for records review and, when the stakes warrant it, a qualified professional evaluation.
Frequently Asked Questions
What are signs a building may be unsafe in an earthquake?
Potential screening clues include an open or weak ground story, abrupt changes in story height or building shape, a split-level or reentrant-corner layout, large floor or roof openings, unevenly distributed lateral systems, close neighboring buildings with misaligned floors, unbraced masonry parapets or chimneys, and visible deterioration. These are reasons to seek context and follow-up, not proof that a building is unsafe.
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How can I tell if a building has a soft story?
Compare the ground floor with the floors above. Parking, large storefront openings, a garage beneath occupied rooms, or a notably sparse ground-level wall line may suggest an open or weak story. A visual comparison cannot establish the building’s lateral resistance, connections, or performance; a qualified professional can review the actual system and records.
Should I get a seismic inspection before buying a house?
Consider a building-specific seismic evaluation when visible concerns could affect the purchase, or when you need to understand the scope of prior retrofit work. Ask for the construction date, plans, permits, and retrofit records if available, and confirm the evaluator’s local qualifications, assessment scope, limitations, and written deliverable. A walk-through or preliminary screen does not certify safety.
Can a crack tell me whether a building is earthquake-safe?
No. A crack should be documented, but its significance depends on its material, location, pattern, history, and whether it has changed. FEMA training material also identifies gaps around openings, chimney movement, fireplace separation, and roof sag as conditions to record. A qualified professional must interpret them in context.
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No. An apparent brace, added wall, or other retrofit feature does not by itself prove code compliance or adequate performance. Ask for reports, permits, and completion records, and have a qualified professional assess the retrofit’s scope and condition in relation to the building.
How much does a seismic evaluation cost?
The research for this article does not establish a reliable price. Costs depend on the scope of the proposed work, so request a written estimate and compare what each evaluator will review and provide. Clarify whether the proposal is for a visual screening, records review, or a more detailed engineering assessment; do not treat a consumer measuring device as a substitute.
The Bottom Line
Use a visual walkthrough to record clues—not to declare a building safe or unsafe. Open ground floors, irregular layouts, close neighbors, vulnerable appendages, and deterioration warrant questions, records review, and, when the decision matters, an evaluation by a qualified local professional. FEMA’s Rapid Visual Screening is preliminary screening, not certification.
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