If you own a wood-frame home built before 1980 on a raised foundation anywhere in Santa Clara County, the State of California’s Earthquake Brace + Bolt (EBB) program offers you a grant of up to 3,000 dollars to bolt your house to its foundation and brace vulnerable cripple walls. Income-qualified homeowners can access an additional 7,000 dollars in supplemental grants, bringing total potential assistance to 10,000 dollars—and that is before accounting for property tax exclusions, insurance discounts, and the long-term value of a safer home. The program is neither a loan nor a tax credit; it is a grant that reimburses you after the retrofit is complete. Gadi Construction, a FEMA-trained and EBB-certified contractor serving Santa Clara County for over a decade, has helped hundreds of Bay Area homeowners navigate every step of this process. Here is everything you need to know to decide if your home qualifies, how to apply, what the work actually entails, and why acting now—before the next application window closes—is one of the smartest financial and safety decisions you can make.
Table of Contents
What Is the Earthquake Brace + Bolt Program?
The Earthquake Brace + Bolt (EBB) program is a residential seismic retrofit grant initiative administered by the California Residential Mitigation Program (CRMP), a joint authority of the California Earthquake Authority (CEA) and the California Governor’s Office of Emergency Services (Cal OES). The program was created to reduce earthquake damage risk for owners of older, wood-framed homes that are particularly vulnerable to sliding off their foundations during strong ground shaking.
How the Program Works
| Step | Description | Key Detail |
|---|---|---|
| 1. Check Eligibility | Enter your address on the EBB website to confirm your ZIP code is included and your home type matches the criteria. | Santa Clara ZIP codes 95050, 95051, 95054, and 95055 are typically eligible each cycle. |
| 2. Register During Open Window | Registration opens for a limited period each year. You must register online during that window. | Historically, windows have opened in winter or late summer; check EarthquakeBraceBolt.com for current dates. |
| 3. Random Selection | Demand exceeds funding. Registrants are entered into a lottery-style drawing. | Waitlisted applicants may be called if additional funds become available. |
| 4. Hire an EBB-Certified Contractor | You must select a contractor from the official EBB directory. | Gadi Construction is listed in the directory and has completed hundreds of Bay Area retrofits. |
| 5. Complete the Retrofit | The contractor performs the bolting and bracing work per Chapter A3 standards. | Typical construction time is 3 to 5 days. |
| 6. Pass Inspection and Submit Invoice | After the work passes local building inspection, you submit proof to the CRMP. | The program reimburses you by check after approval. |
What the Program Pays For
The EBB grant reimburses homeowners for the cost of a code-compliant seismic retrofit performed according to Chapter A3 of the California Existing Building Code. The work includes:
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Foundation bolting: Drilling into the concrete foundation and installing anchor bolts to securely attach the wood sill plate.
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Cripple wall bracing: Attaching structural-grade plywood to the short wood-framed walls between the foundation and first floor.
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Water heater strapping: Securing the water heater to prevent tipping and gas-line rupture.
Is Your Santa Clara Home a Candidate? (Eligibility Checklist)
Not every home qualifies, but a remarkably high percentage of homes in Santa Clara County do. Use this checklist to see if your property is a likely candidate.
Primary Eligibility Criteria
| Requirement | What It Means |
|---|---|
| Construction year before 1980 | Homes built during the post-war boom (1940s–1970s) were constructed before modern seismic codes. |
| Wood-frame construction | The home must have a wood skeleton, not steel or concrete. |
| Raised foundation with crawl space | You can see a crawl space under the house; slab-on-grade foundations do not qualify. |
| Cripple walls present | Short wood-framed walls between the foundation and first floor; typically less than 4 feet tall. |
| Located in an eligible ZIP code | Santa Clara addresses in 95050, 95051, 95054, 95055 are regularly included. Check the EBB site for annual updates. |
Income Eligibility for Supplemental Grants
Households with an annual gross income at or below 89,040 dollars may qualify for a supplemental grant of up to 7,000 dollars in addition to the standard 3,000-dollar grant. This brings total potential funding to 10,000 dollars.
What About Rental Properties?
As of 2025, the EBB program expanded eligibility to include non-owner-occupied residential properties, meaning landlords and owners of rental homes can now apply for grants to retrofit those properties. Previously, the program was limited to owner-occupied primary residences.
The Science of Seismic Vulnerability in Santa Clara County
Santa Clara County lies in one of the most seismically active regions in the United States. Understanding the local risk factors explains why retrofitting is not optional—it is essential.
Proximity to Major Fault Lines
| Fault | Distance from Santa Clara | Last Major Event |
|---|---|---|
| San Andreas Fault | Approximately 7 miles | 1906 (Magnitude 7.9) |
| Hayward Fault | Approximately 15 miles | 1868 (Magnitude 6.8) |
| Calaveras Fault | Runs through eastern Santa Clara County | 1984 (Magnitude 6.2) |
The 1989 Loma Prieta earthquake (Magnitude 6.9) caused extensive damage throughout the Bay Area, collapsing unreinforced structures and underscoring the vulnerability of older housing stock across Silicon Valley.
Soil Conditions That Amplify Shaking
Much of Santa Clara Valley sits atop bay mud and artificial fill deposits that amplify seismic waves. During an earthquake, these soft soils act like a bowl of gelatin—they shake more intensely and for longer durations than bedrock sites. Homes in neighborhoods such as Rivermark, Old Quad, Westgate, and Central Park may experience amplified ground motion specifically because of local soil conditions.
The Cripple Wall Collapse Mechanism
The most common failure mode for pre-1980 raised-foundation homes is lateral cripple wall collapse. During shaking, the short wood-framed walls between the foundation and first floor rack back and forth until the connections fail. The house then slides off its foundation, resulting in catastrophic structural damage that is often more expensive to repair than the entire value of the home.
The Brace and Bolt Process Demystified
Foundation Bolting
Foundation bolts are the “seatbelt” of your home. The contractor drills holes through the wooden mudsill into the concrete foundation and installs epoxy-set anchor bolts, typically spaced at intervals specified by Chapter A3 (usually no more than 6 feet apart). This creates a continuous, positive connection between the wood framing and the concrete base. Without these bolts, the entire house relies on friction and gravity alone—forces that are decisively overcome during even moderate shaking.
Cripple Wall Bracing
Cripple walls are braced by applying structural plywood sheathing (minimum 15/32-inch thickness) to the interior face of the stud wall, fastened with 8d common nails at prescribed spacing. The plywood transforms the hollow, flexible wall into a rigid shear panel that resists lateral forces. In many cases, additional blocking and hold-down anchors are installed at the ends of braced wall segments to prevent uplift.
Additional Recommended Upgrades
Beyond the minimum EBB requirements, Gadi Construction often recommends:
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Chimney bracing: Unreinforced masonry chimneys are notorious for collapsing during earthquakes. Steel strap bracing can prevent this.
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Gas shut-off valve installation: An automatic seismic gas shut-off valve stops gas flow during strong shaking, reducing fire risk.
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Soft-story reinforcement: For homes with living space above a garage, additional steel moment frames or shear walls may be needed.
Where Your Money Goes: Detailed Cost Breakdown
Understanding the full financial picture helps homeowners make informed decisions. The table below reflects actual costs for standard EBB retrofits performed in Santa Clara County by Gadi Construction in 2025–2026.
Typical Retrofit Cost Ranges
| Cost Component | Low Range | High Range | Notes |
|---|---|---|---|
| Structural engineering | 500 dollars | 1,200 dollars | Required for permit submittal in most jurisdictions |
| Building permit | 200 dollars | 600 dollars | Varies by city; some offer streamlined EBB permits |
| Materials (bolts, plywood, hardware) | 800 dollars | 1,500 dollars | Cost varies with home perimeter and cripple wall area |
| Labor | 2,500 dollars | 5,500 dollars | Typically 2–5 days of crew work |
| Inspection fees | 150 dollars | 300 dollars | City or county inspection |
| Total Project Cost | 4,150 dollars | 9,100 dollars | |
| EBB Standard Grant | (3,000 dollars) | (3,000 dollars) | |
| Net Out-of-Pocket (Standard Grant Only) | 1,150 dollars | 6,100 dollars | |
| EBB Supplemental Grant (Income-Eligible) | Up to (7,000 dollars) | Up to (7,000 dollars) | Reduces net cost further |
What Influences the Final Price
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Foundation perimeter length: More linear feet of foundation means more bolts required.
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Cripple wall height and condition: Taller or deteriorated cripple walls require more plywood and labor.
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Access difficulty: Crawl spaces with limited clearance increase labor time.
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Soil conditions: Homes on sloped lots or with poor soil may require additional engineering reinforcement.
Comparing EBB to Other Seismic Retrofit Grant Programs
| Program | Maximum Grant | Eligible Properties | Notes |
|---|---|---|---|
| Earthquake Brace + Bolt (EBB) | 3,000 dollars (standard) + 7,000 dollars (supplemental) | Pre-1980 wood-frame homes on raised foundations | Requires Chapter A3 retrofit by certified contractor |
| Earthquake Soft-Story (ESS) | Up to 13,000 dollars | Homes with living space above a garage | Addresses “soft-story” collapse risk |
| CEA Insurance Discount | Up to 25% premium reduction | Homes with completed EBB or equivalent retrofit | Applied annually to earthquake insurance policy |
Hidden Financial Benefits Beyond the Grant
Property Tax Exclusion
Under California Revenue and Taxation Code Section 74.5, seismic safety improvements are excluded from property tax reassessment. This means the value added by your retrofit will not trigger a higher property tax bill—a benefit that accrues for as long as you own the home.
Earthquake Insurance Premium Reduction
The California Earthquake Authority offers premium discounts of up to 25 percent for homes that have completed a code-compliant seismic retrofit. Over time, this discount alone can offset a significant portion of the out-of-pocket retrofit cost.
Home Resale Value
According to real estate market data, completed seismic retrofits can increase a home’s market value by 15,000 to 30,000 dollars in Bay Area transactions. Buyers are increasingly savvy about seismic risk, and a retrofit is a compelling selling point that can differentiate a home in a competitive market.
The Gadi Construction Difference: Why Your Contractor Choice Matters
Selecting the right contractor is the single most important decision in the EBB process. The program requires that you use a contractor listed in the official EBB directory—all of whom have completed specialized FEMA training for seismic retrofits.
Gadi Construction has been transforming Bay Area homes for over a decade, bringing deep local expertise to every retrofit project. Here is what sets us apart:
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EBB-Certified and FEMA-Trained: We appear in the official contractor directory and have completed the required FEMA seismic retrofit training.
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Local Expertise: We understand Santa Clara soil conditions, local building department requirements, and the specific seismic vulnerabilities of homes in San Jose, Santa Clara, Sunnyvale, and Cupertino.
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Full-Service Management: From the initial eligibility check through final inspection and grant reimbursement paperwork, we handle every step.
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Hundreds of Completed Retrofits: Our track record across the county speaks for itself.
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Transparent Pricing: We provide detailed, line-item estimates so you know exactly what you are paying for.
Step-by-Step Application Timeline
When to Apply
The EBB program opens for registration on a periodic basis, typically once or twice per year. In 2025, registration windows opened from January 15 through March 26 and again from August 20 through October 1. Homeowners should monitor EarthquakeBraceBolt.com or sign up for email notifications to avoid missing the window.
Complete Timeline from Registration to Reimbursement
| Phase | Duration | What Happens |
|---|---|---|
| Registration | 1 day | Submit your address and contact information on the EBB portal. |
| Selection Notification | 4–8 weeks after registration closes | You are notified by email whether you were selected or waitlisted. |
| Contractor Selection | 1–2 weeks | Choose from the EBB directory and schedule a site assessment. |
| Engineering and Permitting | 2–6 weeks | Gadi Construction prepares plans and submits for building permit. |
| Construction | 3–5 days | The physical retrofit is completed. Most homeowners remain in the home. |
| Inspection | 1–2 days | City or county inspector approves the work. |
| Reimbursement Submission | 1 day | We submit the required documentation to the EBB program. |
| Reimbursement Check | 4–8 weeks | CRMP processes your claim and mails a check. |
Common Questions and Misconceptions
Does the EBB grant cover the entire cost of a retrofit?
Rarely. Most retrofits cost between 4,000 and 9,000 dollars, while the standard grant covers up to 3,000 dollars. The supplemental income-eligible grant can cover significantly more, potentially bringing out-of-pocket costs close to zero.
Can I do the retrofit myself and still get the grant?
No. The EBB program requires that the work be performed by a contractor listed in the official directory, unless you are a licensed contractor yourself and have been approved as a self-performing homeowner by the program.
Is my home guaranteed to survive an earthquake after a retrofit?
No retrofit can make a home “earthquake-proof.” However, a Chapter A3-compliant retrofit dramatically reduces the risk of the home sliding off its foundation or the cripple walls collapsing—the two most common catastrophic failure modes for older raised-foundation homes. The goal is to keep the home habitable after a seismic event.
What happens if I am not selected in the lottery?
Waitlisted applicants are placed on a priority list and may be contacted if additional funding becomes available or if selected homeowners drop out. Reapplying in the next registration cycle is recommended.
Are there any ongoing maintenance requirements after a retrofit?
A properly installed retrofit requires no regular maintenance. Gadi Construction recommends an inspection of the foundation bolts and bracing every 5 to 10 years, particularly if the crawl space is exposed to moisture or pest activity.
Action Plan: Protect Your Santa Clara Home Today
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Check your eligibility now. Visit EarthquakeBraceBolt.com and enter your address. The ZIP code checker will tell you instantly whether your home is in a qualifying area.
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Sign up for email alerts. The registration window is short and easy to miss. Sign up on the EBB website for notifications.
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Determine your income eligibility. If your household earns 89,040 dollars or less annually, gather your tax documents; you may qualify for the supplemental 7,000-dollar grant.
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Contact Gadi Construction for a free site assessment. We will evaluate your foundation, cripple walls, and overall seismic vulnerability at no cost. Call us directly or visit our website to schedule.
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Apply the moment registration opens. Demand far exceeds funding each cycle. Early application improves your chances.
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Complete your retrofit. Once selected, we will handle engineering, permits, construction, and reimbursement submission so you can focus on the peace of mind that comes with a seismically resilient home.
Sources:
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Earthquake Brace + Bolt Official Website: https://www.earthquakebracebolt.com/
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California Residential Mitigation Program (CRMP): https://www.crmp.org/
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California Earthquake Authority: https://www.earthquakeauthority.com/
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California Revenue and Taxation Code Section 74.5 (Seismic Safety Construction Exclusion)
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FEMA Seismic Retrofit Training Program: https://www.crmp.org/training
Gadi Construction has been serving Santa Clara County for over a decade, completing hundreds of successful remodels, ADUs, new construction projects, and seismic retrofits across the Bay Area. We are FEMA-trained and proud to be listed in the official Earthquake Brace + Bolt contractor directory. Contact us today for your free, no-obligation foundation assessment.
