During the 2010/2011 Canterbury earthquakes, Reinforced Concrete Frame with Masonry Infill (RCFMI) buildings were subjected to significant lateral loads. A survey conducted by Christchurch City Council (CCC) and the Canterbury Earthquake Recovery Authority (CERA) documented 10,777 damaged buildings, which included building characteristics (building address, the number of storeys, the year of construction, and building use) and post-earthquake damage observations (building safety information, observed damage, level of damage, and current state of the buildings). This data was merged into the Canterbury Earthquake Building Assessment (CEBA) database and was utilised to generate empirical fragility curves using the lognormal distribution method. The proposed fragility curves were expected to provide a reliable estimation of the mean vulnerability for commercial RCFMI buildings in the region. http://www.13thcms.com/wp-content/uploads/2017/05/Symposium-Info-and-Presentation-Schedule.pdf VoR - Version of Record
Description: Observations of RC building performance in recent earthquakes with a special focus on the devastating events in Christchurch, New Zealand. These events have highlighted the complexity of post-earthquake decisions for damaged buildings and the impacts on communities. The presentation will reflect on factors influencing demolition decisions and emerging challenges for the earthquake engineering community. http://atc-sei.org/
Following the 2010/2011 Canterbury, New Zealand earthquakes, a detailed door-to-door survey was conducted in the Christchurch region to establish the earthquake performance of lightweight timber-framed residential dwellings with a masonry veneer external cladding system. The post-earthquake survey involved documenting the condition of dwellings in areas that had experienced different levels of earthquake shaking, allowing comparison between the performance of different veneer systems and different shaking intensities. In total, just fewer than 1,100 residential dwellings were inspected throughout the wider Christchurch area. The survey included parameters such as level of veneer damage, type of veneer damage, observed crack widths, and level of repair required. It is concluded that based on observed earthquake performance at the shaking intensities matching or exceeding ultimate limit state loading, the post-1996 veneer fixing details performed satisfactorily and continued use of the detail is recommended without further modification. AM - Accepted Manuscript
New Zealand's devastating Canterbury earthquakes provided an opportunity to examine the efficacy of existing regulations and policies relevant to seismic strengthening of vulnerable buildings. The mixed-methods approach adopted, comprising both qualitative and quantitative approaches, revealed that some of the provisions in these regulations pose as constraints to appropriate strengthening of earthquake-prone buildings. Those provisions include the current seismic design philosophy, lack of mandatory disclosure of seismic risks and ineffective timeframes for strengthening vulnerable buildings. Recommendations arising from these research findings and implications for pre-disaster mitigation for future earthquake and Canterbury's post-disaster reconstruction suggest: (1) a reappraisal of the requirements for earthquake engineering design and construction, (2) a review and realignment of all regulatory frameworks relevant to earthquake risk mitigation, and (3) the need to develop a national programme necessary to achieve consistent mitigation efforts across the country. These recommendations are important in order to present a robust framework where New Zealand communities such as Christchurch can gradually recover after a major earthquake disaster, while planning for pre-disaster mitigation against future earthquakes. AM - Accepted Manuscript
The M7.1 Darfield earthquake shook the town of Christchurch (New Zealand) in the early morning on Saturday 4th September 2010 and caused damage to a number of heritage unreinforced masonry buildings. No fatalities were reported directly linked to the earthquake, but the damage to important heritage buildings was the most extensive to have occurred since the 1931 Hawke‟s Bay earthquake. In general, the nature of damage was consistent with observations previously made on the seismic performance of unreinforced masonry buildings in large earthquakes, with aspects such as toppled chimneys and parapets, failure of gables and poorly secured face-loaded walls, and in-plane damage to masonry frames all being extensively documented. This report on the performance of the unreinforced masonry buildings in the 2010 Darfield earthquake provides details on typical building characteristics, a review of damage statistics obtained by interrogating the building assessment database that was compiled in association with post-earthquake building inspections, and a review of the characteristic failure modes that were observed.
The 2010–2011 Canterbury earthquakes, which involved widespread damage during the February 2011 event and ongoing aftershocks near the Christchurch Central Business District, left this community with more than $NZD 40 billion in losses (~20 % GDP), demolition of approximately 60 % of multi-storey concrete buildings (3 storeys and up), and closure of the core business district for over 2 years. The aftermath of the earthquake sequence has revealed unique issues and complexities for the owners of commercial and multi-storey residential buildings in relation to unexpected technical, legal, and financial challenges when making decisions regarding the future of their buildings impacted by the earthquakes. The paper presents a framework to understand the factors influencing post-earthquake decisions (repair or demolish) on multi-storey concrete buildings in Christchurch. The study, conducted in 2014, includes in-depth investigations on 15 case-study buildings using 27 semi-structured interviews with various property owners, property managers, insurers, engineers, and government authorities in New Zealand. The interviews revealed insights regarding the multitude of factors influencing post-earthquake decisions and losses. As expected, the level of damage and repairability (cost to repair) generally dictated the course of action. There is strong evidence, however, that other variables have significantly influenced the decision on a number of buildings, such as insurance, business strategies, perception of risks, building regulations (and compliance costs), and government decisions. The decision-making process for each building is complex and unique, not solely driven by structural damage. Furthermore, the findings have put the spotlight on insurance policy wordings and the paradoxical effect of insurance on the recovery of Christchurch, leading to other challenges and issues going forward.
Following the 2010/2011 Canterbury earthquakes a detailed campaign of door to door assessments was conducted in a variety of areas of Christchurch to establish the earthquake performance of residential dwellings having masonry veneer as an external cladding attached to a lightweight timber framing system. Specifically, care was taken to include regions of Christchurch which experienced different levels of earthquake shaking in order to allow comparison between the performance of different systems and different shaking intensities. At the time of the inspections the buildings in the Christchurch region had been repeatedly subjected to large earthquakes, presenting an opportunity for insight into the seismic performance of masonry veneer cladding. In total just under 1100 residential dwellings were inspected throughout the wider Christchurch area, of which 24% were constructed using the older nail-on veneer tie system (prior to 1996) and 76% were constructed using screw fixed ties to comply with the new 1996 standards revision (post-1996), with 30% of all inspected houses being of two storey construction. Of the inspected dwellings 27% had some evidence of liquefaction, ground settlement or lateral spreading. Data such as damage level, damage type, crack widths, level of repair required and other parameters were collected during the survey. A description of the data collection processes and a snapshot of the analysis results are presented within. http://15ibmac.com/home/
As a result of the 4 September 2010 Darfield earthquake and the more damaging 22 February 2011 Christchurch earthquake, considerable damage occurred to a significant number of buildings in Christchurch. The damage that occurred to the Christchurch Roman Catholic Cathedral of the Blessed Sacrament (commonly known as the Christchurch Basilica) as a result of the Canterbury earthquakes is reported, and the observed failure modes are identified. A previous strengthening intervention is outlined and the estimated capacity of the building is discussed. This strengthening was completed in 2004, and addressed the worst aspects of the building's seismic vulnerability. Urgent work was undertaken post-earthquake to secure parts of the building in order to limit damage and prevent collapse of unstable parts of the building. The approach taken for this securing is outlined, and the performance of the building and the previously installed earthquake strengthening intervention is evaluated.A key consideration throughout the project was the interaction between the structural securing requirements that were driven by the requirement to limit damage and mitigate hazards, and the heritage considerations. Lessons learnt from the strengthening that was carried out, the securing work undertaken, and the approach taken in making the building "safe" are discussed. Some conclusions are drawn with respect to the effectiveness of strengthening similar building types, and the approach taken to secure the building under active seismic conditions. AM - Accepted Manuscript
The sequence of earthquakes that has greatly affected Christchurch and Canterbury since September 2010 has again demonstrated the need for seismic retrofit of heritage unreinforced masonry buildings. Commencing in April 2011, the damage to unreinforced stone masonry buildings in Christchurch was assessed and recorded with the primary objective being to document the seismic performance of these structures, recognising that they constitute an important component of New Zealand’s heritage architecture. A damage statistics database was compiled by combining the results of safety evaluation placarding and post-earthquake inspections, and it was determined that the damage observed was consistent with observations previously made on the seismic performance of stone masonry structures in large earthquakes. Details are also given on typical building characteristics and on failure modes observed. Suggestions on appropriate seismic retrofit and remediation techniques are presented, in relation also to strengthening interventions that are typical for similar unreinforced stone masonry structures in Europe.
There is very little research on total house strength that includes contributions of non-structural elements. This testing programme provides inclusive stiffness and response data for five houses of varying ages. These light timber framed houses in Christchurch, New Zealand had minor earthquake damage from the 2011 earthquakes and were lateral load tested on site to determine their strength and/or stiffness, and to identify damage thresholds. Dynamic characteristics including natural periods, which ranged from 0.14 to 0.29s were also investigated. Two houses were quasi-statically loaded up to approximately 130kN above the foundation in one direction. Another unidirectional test was undertaken on a slab-on-grade two-storey house, which was also snapback tested. Two other houses were tested using cyclic quasi-static loading, and between cycles snapback tests were undertaken to identify the natural period of each house, including foundation and damage effects. A more detailed dynamic analysis on one of the houses provided important information on seismic safety levels of post-quake houses with respect to different hazard levels in the Christchurch area. While compared to New Zealand Building Standards all tested houses had an excess of strength, damage is a significant consideration in earthquake resilience and was observed in all of the houses. http://www.aees.org.au/downloads/conference-papers/2015-2/
The 2010/2011 Canterbury earthquakes have provided a unique opportunity to investigate the seismic performance of both traditional and modern buildings constructed in New Zealand. It is critical that the observed performance is examined and compared against the expected levels of performance that are outlined by the Building Code and Design Standards. In particular, in recent years there has been a significant amount of research into the seismic behaviour of precast concrete floor systems and the robustness of the support connections as a building deforms during an earthquake. An investigation of precast concrete floor systems in Christchurch has been undertaken to assess both the performance of traditional and current design practice. The observed performance for each type of precast floor unit was collated from a number of post-earthquake recognisance activities and compared against the expected performance determined for previous experimental testing and analysis. Possible reasons for both the observed damage, and in some cases the lack of damage, were identified. This critical review of precast concrete floor systems will assist in determining the success of current design practice as well as identify any areas that require further research and/or changes to design standards.
The sequence of earthquakes that has affected Christchurch and Canterbury since September 2010 has caused damage to a great number of buildings of all construction types. Following post-event damage surveys performed between April 2011 and June 2011, an inventory of the stone masonry buildings in Christchurch and surrounding areas was carried out in order to assemble a database containing the characteristic features of the building stock, as a basis for studying the vulnerability factors that might have influenced the seismic performance of the stone masonry building stock during the Canterbury earthquake sequence. The damage suffered by unreinforced stone masonry buildings is reported and different types of observed failures are described using a specific survey procedure currently in use in Italy. The observed performance of seismic retrofit interventions applied to stone masonry buildings is also described, as an understanding of the seismic response of these interventions is of fundamental importance for assessing the utility of such strengthening techniques when applied to unreinforced stone masonry structures. AM - Accepted Manuscript
This article argues that teachers deserve more recognition for their roles as first responders in the immediate aftermath of a disaster and for the significant role they play in supporting students and their families through post-disaster recovery. The data are drawn from a larger study, 'Christchurch Schools Tell Their Earthquake Stories' funded by the United Nations Educational, Scientific and Cultural Organisation and the University of Auckland, in which schools were invited to record their earthquake stories for themselves and for historical archives. Data were gathered from five primary schools between 2012 and 2014. Methods concerned mainly semi-structured individual or group interviews and which were analysed thematically. The approach was sensitive, flexible and participatory with each school being able to choose its focus, participants and outcome. Participants from each school generally included the principal and a selection of teachers, students and parents. In this study, the data relating to the roles of teachers were separated out for closer analysis. The findings are presented as four themes: immediate response; returning to (new) normal; care and support; and long term effects.
Following a damaging earthquake, the immediate emergency response is focused on individual collapsed buildings or other "hotspots" rather than the overall state of damage. This lack of attention to the global damage condition of the affected region can lead to the reporting of misinformation and generate confusion, causing difficulties when attempting to determine the level of postdisaster resources required. A pre-planned building damage survey based on the transect method is recommended as a simple tool to generate an estimate of the overall level of building damage in a city or region. A methodology for such a transect survey is suggested, and an example of a similar survey conducted in Christchurch, New Zealand, following the 22 February 2011 earthquake is presented. The transect was found to give suitably accurate estimates of building damage at a time when information was keenly sought by government authorities and the general public. VoR - Version of Record
Between September 4, 2010 and December 23, 2011, a series of earthquakes struck the South Island of New Zealand including the city of Christchurch producing heavy damage. During the strongest shaking, the unreinforced masonry (URM) building stock in Christchurch was subjected to seismic loading equal to approximately 150-200% of code values. Post-earthquake reconnaissance suggested numerous failures of adhesive anchors used for retrofit connection of roof and floor diaphragms to masonry walls. A team of researchers from the Universities of Auckland (NZ) and Minnesota (USA) conducted a field investigation on the performance of new adhesive anchors installed in existing masonry walls. Variables included adhesive type, anchor diameter, embedment length, anchor inclination, and masonry quality. Buildings were selected that had been slated for demolition but which featured exterior walls that had not been damaged. A summary of the deformation response measured during the field tests are presented. AM - Accepted Manuscript
The role of belonging in post-disaster environments remains an under-theorised concept, particularly regarding refugee populations. This paper presents a qualitative study with 101 refugee-background participants from varying communities living in Christchurch, New Zealand, about their perspectives and responses to the Canterbury earthquakes of 2010–11. Participants spoke of how a sense of belonging as individuals and as a wider community was important in the recovery effort, and highlighted the multiple ways in which they understood this concept. Their comments demonstrate how belonging can have contextual, chronological and gendered dimensions that can help inform effective and resonant disaster responses with culturally and linguistically diverse populations. This analysis also illustrates how the participants' perspectives of belonging shifted over time, and discusses the corresponding role of social work in supporting post-disaster recovery through the concepts of civic, ethno and ethnic-based belonging. AM - Accepted Manuscript
Courage has remained an elusive concept to define despite having been in the English lexicon for hundreds of years. The Canterbury earthquake sequence that began in 2010 provided a unique context in which to undertake research that would contribute to further conceptualisation of courage. This qualitative study was undertaken in Christchurch, New Zealand, with adults over the age of 70 who experienced the Canterbury earthquakes and continued to live in the Canterbury region. The population group was chosen because it is an under researched group in post-disaster environments, and one that offers valuable insights because of members' length and breadth of life experiences, and likely reminiscent and reflective life stage. A constructivist grounded theory approach was utilised, with data collected through semi-structured focus groups and individual key informant interviews. The common adverse experience of the participants initially discussed was the earthquakes, which was followed by exploration of courage in their other lived experiences. Through an inductive process of data analysis, conceptual categories were identified, which when further analysed and integrated, contributed to a definition of courage. The definition was subsequently discussed with social work professionals who had remained working in the Canterbury region after experiencing the earthquakes. From the examples and the actions described within these, a process model was developed to support the application of courage. The model includes five steps: recognising an adverse situation, making a conscious decision to act, accessing sources of motivation, mastering emotion and taking action. Defining and utilising courage can help people to face adversity associated with everyday life and ultimately supports self-actualisation and self-development. Recommendations from the study include teaching about courage within social work education, utilising the process model within supervision, intentionally involving older adults in emergency management planning and developing specific social work tasks in hospital settings following a disaster.
Quick and reliable assessment of the condition of bridges in a transportation network after an earthquake can greatly assist immediate post-disaster response and long-term recovery. However, experience shows that available resources, such as qualified inspectors and engineers, will typically be stretched for such tasks. Structural health monitoring (SHM) systems can therefore make a real difference in this context. SHM, however, needs to be deployed in a strategic manner and integrated into the overall disaster response plans and actions to maximize its benefits. This study presents, in its first part, a framework of how this can be achieved. Since it will not be feasible, or indeed necessary, to use SHM on every bridge, it is necessary to prioritize bridges within individual networks for SHM deployment. A methodology for such prioritization based on structural and geotechnical seismic risks affecting bridges and their importance within a network is proposed in the second part. An example using the methodology application to selected bridges in the medium-sized transportation network of Wellington, New Zealand is provided. The third part of the paper is concerned with using monitoring data for quick assessment of bridge condition and damage after an earthquake. Depending on the bridge risk profile, it is envisaged that data will be obtained from either local or national seismic monitoring arrays or SHM systems installed on bridges. A method using artificial neural networks is proposed for using data from a seismic array to infer key ground motion parameters at an arbitrary bridges site. The methodology is applied to seismic data collected in Christchurch, New Zealand. Finally, how such ground motion parameters can be used in bridge damage and condition assessment is outlined. AM - Accepted manuscript
Unreinforced masonry (URM) cavity-wall construction is a form of masonry where two leaves of clay brick masonry are separated by a continuous air cavity and are interconnected using some form of tie system. A brief historical introduction is followed by details of a survey undertaken to determine the prevalence of URM cavity-wall buildings in New Zealand. Following the 2010/2011 Canterbury earthquakes it was observed that URM cavity-walls generally suffered irreparable damage due to a lack of effective wall restraint and deficient cavity-tie connections, combined with weak mortar strength. It was found that the original cavity-ties were typically corroded due to moisture ingress, resulting in decreased lateral loadbearing capacity of the cavity-walls. Using photographic data pertaining to Christchurch URM buildings that were obtained during post-earthquake reconnaissance, 252 cavity-walls were identified and utilised to study typical construction details and seismic performance. The majority (72%, 182) of the observed damage to URM cavity-wall construction was a result of out-of-plane type wall failures. Three types of out-of-plane wall failure were recognised: (1) overturning response, (2) one-way bending, and (3) two-way bending. In-plane damage was less widely observed (28%) and commonly included diagonal shear cracking through mortar bed joints or bricks. The collected data was used to develop an overview of the most commonly-encountered construction details and to identify typical deficiencies in earthquake response that can be addressed via the selection and implementation of appropriate mitigation interventions. http://www.journals.elsevier.com/structures
Test results are presented for wall-diaphragm plate anchor connections that were axially loaded to rupture. These connection samples were extracted post-earthquake by sorting through the demolition debris from unreinforced masonry (URM) buildings damaged in the Christchurch earthquakes. Unfortunately the number of samples available for testing was small due to the difficulties associated with sample collection in an environment of continuing aftershocks and extensive demolition activity, when personal safety combined with commercial activity involving large demolition machinery were imperatives that inhibited more extensive sample collection for research purposes. Nevertheless, the presented data is expected to be of assistance to structural engineers undertaking seismic assessment of URM buildings that have existing wall-diaphragm anchor plate connections installed, where it may be necessary to estimate the capacity of the existing connection as an important parameter linked with determining the current seismic capacity of the building and therefore influencing the decision regarding whether supplementary connections should be installed.
The susceptibility of precast hollow-core floors to sustain critical damage during an earthquake is now well-recognized throughout the structural engineering community in New Zealand. The lack of shear reinforcement in these floor units is one of the primary reasons causing issues with the seismic performance of these floors. Recent research has revealed that the unreinforced webs of these floor units can crack at drift demands as low as 0.6%. Such observation indicates that potentially many of the existing building stock incorporating hollow-core flooring systems in cities of relatively high seismic activity (e.g. Wellington and Christchurch) that probably have already experienced a level of shaking higher than 0.6% drift in previous earthquakes might already have their floor units cracked. However, there is little information available to reliably quantify the residual gravity load-carrying capacity of cracked hollow-core floor units, highlighting the need to understand the post-cracking behavior of hollow-core floor units to better quantify the extent of the risk that cracked hollow-core floor units pose.
Livelihood holds the key to a rapid recovery following a large-scale devastating disaster, building its resilience is of paramount importance. While much attention has been given to how to help people who are displaced from their jobs to regain employment, little research on livelihood resilience has been undertaken for those relocated communities following a disaster event. By studying five re-located villages post-2004 Indian Ocean Tsunami in Banda Aceh and Aceh Besar, Indonesia, this research has identified the indicators of livelihood resilience and the critical factors driving it for post-disaster relocated communities. A mixed approach, combining questionnaire surveys, semistructured interviews, and field observations, was used for the collection of data. Housing entitlement, the physical and mental health of residents, access to external livelihood support and the provision of infrastructure and basic services were identified as amongst the most critical indicators that represent the level of livelihood resilience. Early recovery income support, physical and mental health, availability and timeliness of livelihood support, together with cultural sensitivity and governance structure, are amongst the most important factors. Given the nature of resettlement, access to infrastructure, location of relocated sites, the safety of the neighbourhood and the ability to transfer to other jobs/skills also play an important role in establishing sustained employment for relocated communities in Indonesia. Those indicators and factors were synthesised into a framework which was further tested in the recovery of Christchurch, and Kaikoura, New Zealand during their recovery from devastating earthquakes. It is suggested that the framework can be used by government agencies and aid organisations to assess the livelihood resilience of post-disaster relocated communities. This will help better them plan support policies and/or prioritise resilience investment strategies to ensure that the recovery needs of those relocated are best met.
The objective of the study presented herein is to assess three commonly used CPT-based liquefaction evaluation procedures and three liquefaction severity index frameworks using data from the 2010–2011 Canterbury earthquake sequence. Specifically, post-event field observations, ground motion recordings, and results from a recently completed extensive geotechnical site investigation programme at selected strong motion stations (SMSs) in the city of Christchurch and surrounding towns are used herein. Unlike similar studies that used data from free-field sites, accelerogram characteristics at the SMS locations can be used to assess the performance of liquefaction evaluation procedures prior to their use in the computation of surficial manifestation severity indices. Results from this study indicate that for cases with evidence of liquefaction triggering in the accelerograms, the majority of liquefaction evaluation procedures yielded correct predictions, regardless of whether surficial manifestation of liquefaction was evident or not. For cases with no evidence of liquefaction in the accelerograms (and no observed surficial evidence of liquefaction triggering), the majority of liquefaction evaluation procedures predicted liquefaction was triggered. When all cases are used to assess the performance of liquefaction severity index frameworks, a poor correlation is shown between the observed severity of liquefaction surface manifestation and the calculated severity indices. However, only using those cases where the liquefaction evaluation procedures yielded correct predictions, there is an improvement in the correlation, with the Liquefaction Severity Number (LSN) being the best performing of the frameworks investigated herein. However scatter in the relationship between the observed and calculated surficial manifestation still remains for all liquefaction severity index frameworks.
The purpose of this paper is to empirically investigate the effects of a major disaster on the management of human resources in the construction sector. It sets out to identify the construction skills challenges and the factors that affected skills availability following the 2010/2011 earthquakes in Christchurch. It is hoped that this study will provide insights for on-going reconstruction and future disaster response with respect to the problem of skills shortages. Design/methodology/approach A triangulation method was adopted. The quantitative method, namely, a questionnaire survey, was employed to provide a baseline description. Field observations and interviews were used as a follow-up to ascertain issues and potential shortages over time. Three focus groups in the form of research workshops were convened to gain further insight into the feedback and to investigate the validity and applicability of the research findings. Findings The earthquakes in Christchurch had compounded the pre-existing skills shortages in the country due to heightened demand from reconstruction. Skills shortages primarily existed in seismic assessment and design for land and structures, certain trades, project management and site supervision. The limited technical capability available nationally, shortage of temporary accommodation to house additional workers, time needed for trainees to become skilled workers, lack of information about reconstruction workloads and lack of operational capacity within construction organisations, were critical constraints to the resourcing of disaster recovery projects. Research limitations/implications The research findings contribute to the debate on skills issues in construction. The study provides evidence that contributes to an improved understanding of the industry’s skills vulnerability and emerging issues that would likely exist after a major disaster in a resource-limited country such as New Zealand. Practical implications From this research, decision makers and construction organisations can gain a clear direction for improving the construction capacity and capability for on-going reconstruction. Factors that affected the post-earthquake skills availability can be considered by decision makers and construction organisations in their workforce planning for future disaster events. The recommendations will assist them in addressing skills shortages for on-going reconstruction. Originality/value Although the study is country-specific, the findings show the nature and scale of skills challenges the construction industry is likely to face following a major disaster, and the potential issues that may compound skills shortages. It provides lessons for other disaster-prone countries where the resource pool is small and a large number of additional workers are needed to undertake reconstruction.
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.
