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Research papers, The University of Auckland Library

This study is a qualitative investigation into the decision-making behaviour of commercial property owners (investors and developers) who are rebuilding in a city centre after a major disaster. In 2010/2011, Christchurch, the largest city in the South Island of New Zealand, was a site of numerous earthquakes. The stronger earthquakes destroyed many buildings and public infrastructure in the commercial inner city. As a result, affected property owners lost all or most of their buildings, a significant proportion of which were old and in the last phase of their life span. They had to negotiate pay-outs with insurance companies and decide, once paid out, whether they should rebuild in Christchurch or sell up and invest elsewhere. The clear majority of those who decided to reinvest in and rebuild the city are ‘locals’, almost all of whom had no prior experience of property development. Thus, in a post-disaster environment, most of these property owners have transitioned from being just being passive investors to active property developers. Their experience was interpreted using primary data gathered from in-depth and semi-structured interviews with twenty-one “informed property people” who included commercial property owners; property agents or consultants; representatives of public-sector agencies and financial institutions. The study findings showed that the decision-making behaviour of property investors and developers rebuilding after a major disaster did not necessarily follow a strict financial or profit motive as prescribed in the mainstream or neo-classical economics property literature. Rather, their decision-making behaviour has been largely shaped by emotional connections and external factors associated with their immediate environment. The theoretical proposition emerging from this study is that after a major disaster, local urban property owners are faced with two choices “to stay” or “to go”. Those who decide to stay and rebuild are typically very committed individuals who have a feeling of ownership, belonging and attachment to the city in which they live and work. These are people who will often take the lead in commercial property development, proactively making decisions and seeking positive investment outcomes for themselves which in turn result in revitalised commercial urban precincts.

Research papers, University of Canterbury Library

Observations made in past earthquakes, in New Zealand and around the world, have highlighted the vulnerability of non-structural elements such as facades, ceilings, partitions and services. Damage to these elements can be life-threatening or jeopardise egress routes but typically, the main concern is the cost and time associated with repair works. The Insurance Council of New Zealand highlighted the substantial economic losses in recent earthquakes due to poor performance of non-structural elements. Previous inspections and research have attributed the damage to non-structural elements principally to poor coordination, inadequate or lack of seismic restraints and insufficient clearances to cater for seismic actions. Secondary issues of design responsibility, procurement and the need for better alignment of the various Standards have been identified. In addition to the compliance issues, researchers have also demonstrated that current code provisions for non-structural elements, both in New Zealand and abroad, may be inadequate. This paper first reviews the damage observed against the requirements of relevant Standards and the New Zealand Building Code, and it appears that, had the installations been compliant, the cost of repair and business interruption would have been substantially less. The second part of the paper highlights some of the apparent shortcomings with the current design process for non-structural elements, points towards possible alternative strategies and identifies areas where more research is deemed necessary. The challenge of improving the seismic performance of non-structural elements is a complex one across a diverse construction industry. Indications are that the New Zealand construction industry needs to completely rethink the delivery approach to ensure an integrated design, construction and certification process. The industry, QuakeCentre, QuakeCoRE and the University of Canterbury are presently working together to progress solutions. Indications are that if new processes can be initiated, better performance during earthquakes will be achieved while delivering enhanced building and business resilience.