PML and SEL reports for California earthquake insurance.
PE-stamped ASTM E2026-24 reports for brokers placing coverage and for lenders or borrowers meeting a loan's insurance condition.
- California-licensed Civil Engineer (PE)
- Prepared to ASTM E2026-24
- SEL and SUL at the 475-year ground motion
- Professional liability (E&O) insured
Who uses the number
A current SEL decides whether a lender requires earthquake insurance and how large the policy must be.
Brokers placing earthquake or DIC coverage. A stamped SEL and SUL for each building documents the facts a submission turns on: structural system, age, retrofit status and site hazards.
Lenders checking an insurance condition. When a loan's insurance requirement depends on the SEL, the report gives the number building by building, with a stability finding. For loan-driven orders, see seismic reports for CRE refinancing.
Borrowers and owners deciding on coverage or retrofit. The SEL shows how far each building sits from the 20% line, which tells you whether a retrofit could change what the lender requires.
When Fannie Mae and Freddie Mac require earthquake insurance
Freddie Mac requires earthquake insurance when any building's SEL-475 is above 20% and no higher than 40%, provided the building has no stability concern. Fannie Mae does not make insurance automatic at any SEL: above 20%, the lender must ask Fannie Mae's Multifamily Insurance team what it will accept.
| Lender | When insurance is required | Minimum coverage | Deductible ceiling |
|---|---|---|---|
| Fannie Mae | Not automatic. For an SEL greater than 20% or a stability issue, the lender must contact Multifamily Insurance; the Guide lists earthquake insurance as one mitigant (Sections 505.05, 502.04) | At least 100% of Insurable Value | Greater of 7.5% of Total Insurable Value or the Section 501.02B maximum |
| Freddie Mac | SEL-475 greater than 20% and up to 40%, no stability concern (Sections 64.14, 31.9(b)(1)) | At least 100% of the building's Insurable Value | Specific limits: $50,000 under $10 million Insurable Value, $100,000 at $10 million or more, or 7.5% of Total Insurable Value. Blanket limits: $250,000 or 7.5% |
| CMBS conduit | CMBS loan documents typically use a 20% PML or SEL trigger on a 475-year basis | Not less than 100% of the PML | Per the loan documents |
| Other lenders | Set by each lender's policy | Set by each lender's policy | Set by each lender's policy |
Fannie Mae's Guide states that earthquake insurance does not mitigate seismic risk, so a policy alone does not clear an SEL above 20%.
Sources: Fannie Mae Multifamily Guide Section 505.05 and Section 502.04; Freddie Mac Guide Chapter 64 and Chapter 31. Reviewed against the Fannie Mae Multifamily Guide effective September 28, 2026 and Freddie Mac Multifamily Seller/Servicer Guide Chapters 31 and 64 as updated August 25, 2026.
For the full comparison, read the 20% and 40% SEL lines explained.
What the report contains
Every report states the SEL and SUL for each building at the 475-year ground motion, a building stability finding, and the PE's stamp.
- Loss estimates
- SEL and SUL for each building, as a percentage of replacement cost.
- Stability
- Building stability and site stability findings.
- Site hazards
- Faults, liquefaction, landslide and site class.
- Building description
- Structural system, age and retrofit status.
- Method and assumptions
- Documented for third-party review.
- Photographs
- Included at Level 1.
- Conformance
- A statement of conformance and any deviations.
- PE certification
- PE signature, seal and license number.
What it is not
- Not a carrier's catastrophe model output.
- Not the insurer PML filing collected by the California Department of Insurance.
- Not insurance advice.
- Contents and business-interruption estimates are separate scopes, on request.
How the standards fit together: ASTM E2557 vs. E2026.
Three report levels
Choose Level 0 for a fast desktop figure, Level 1 when the building's condition has to be documented on site, and Level 2 when the SEL is near or above 20%.
| Item | Level 0 | Level 1 | Level 2 |
|---|---|---|---|
| What it is | Desktop assessment, records-based | SRA with field assessment | Detailed engineering assessment |
| Site visit | No | Yes, by a Qualified Field Assessor | Yes, plus construction document review |
| Outputs | Hazard data, SEL and SUL | Level 0 outputs plus field observations and building stability | Level 1 outputs plus ASCE 41 Tier 1/2 or FEMA P-58, building-specific fragility and retrofit scoping |
| Turnaround | 3 business days from complete data | PE-reviewed and stamped 5 business days after the site visit | Quoted per project |
| Typical insurance use (typical; confirm with your carrier or lender) | A first figure for a renewal or a portfolio | Placement, or a lender's insurance condition | SEL near or above 20%, or a retrofit or coverage decision |
Full comparison: Level 0, Level 1 and Level 2 assessments.
Which report do I need?
Insurance placement or renewal
Typically requested: a current SEL and SUL for each building and a description of the structure. We deliver: a Level 0 report, or a Level 1 report when the building's condition must be documented on site. Turnaround: Level 0 in 3 business days from complete data; Level 1 stamped 5 business days after the site visit.
Lender insurance condition
Typically requested: a Level 1 SRA meeting the agency Guide, with SEL and SUL at 10% in 50 years. We deliver: a PE-stamped Level 1 report. For agency loans the lender retains the consultant; see who can order, below. Turnaround: 5 business days after the site visit.
Retrofit or coverage decision
Typically requested: a refined SEL and what a retrofit would change. We deliver: a Level 2 assessment with retrofit scoping and cost-range estimates. Turnaround: quoted per project.
Who can order, and what the report is for
For insurance placement, the broker or the insured can order directly. For a Freddie Mac loan, the lender must retain and direct the consultant, so a broker-ordered report is a pre-screen there, not the loan's SRA.
Fannie Mae's Guide has the lender obtain the SRA. Some CMBS lenders accept a report re-addressed to them. Ask the lender before ordering.
Source: Freddie Mac Guide Section 64.3.
For brokers
Brokers can refer an account or send our report with their submission. Either way the report names SeisQuake and carries the PE's stamp.
- The fee is agreed before work starts and is never tied to the SEL result or to whether coverage binds.
- We engage with the insured or the brokerage.
- A broker transmittal can accompany the stamped report.
- We do not sell, solicit or advise on insurance.
- Partner terms are provided in writing on request.
Process and turnaround
You hear from us the same business day, and a Level 1 report is stamped 5 business days after the site visit.
- Send the address and the lender or carrier request. Building type and year built help us scope it.
- We confirm scope and fee. The same business day (Mon to Fri).
- Site visit for Level 1 and Level 2. A Qualified Field Assessor visits the property. We cover the San Francisco Bay Area and Southern California.
- Receive the stamped report. Our team completes the analysis, and the PE reviews and stamps it.
| Inquiry response | Same business day (Mon to Fri) |
|---|---|
| Level 0 desktop assessment | 3 business days from complete data |
| Level 1 SRA | PE-reviewed and stamped report 5 business days after the site visit |
| Level 2 detailed assessment | Quoted per project |
Questions
Do insurers require a PML report for earthquake coverage?
Not as a published rule. Carrier appetite guides ask for year built, construction type, stories, parking type and values, and some consider older buildings only with proof of retrofit. A report documents those facts for one building.
Is this the same PML that insurers file with the Department of Insurance?
No. The PML filing collected by the California Department of Insurance comes from insurers, not from an engineer's assessment of your building. Our report estimates loss for one property, building by building, and is prepared to ASTM E2026-24.
Does the lender look at SEL or SUL?
The SEL. Fannie Mae and Freddie Mac set their 20% and 40% lines on the SEL, and Fannie Mae also requires the SUL in the report. We report both for each building.
Can a lower SEL remove a lender's insurance requirement?
Under Freddie Mac's Guide, yes. If a retrofit brings the SEL-475 to 20% or less and resolves any stability concern, the lender can ask Freddie Mac to discontinue or reduce the coverage (Section 31.9(b)(3)).
Will my lender accept a report the broker ordered?
Not for a Freddie Mac loan. Section 64.3 requires the lender to retain and direct the consultant, so a broker-ordered report serves as a pre-screen. Fannie Mae's Guide has the lender obtain the SRA, and some CMBS lenders accept a report re-addressed to them. Ask the lender before ordering.
How long is a report valid?
Fannie Mae requires the SRA to be dated within 12 months before the Commitment Date. Freddie Mac requires it within six months before the full underwriting package. Carriers set their own rules.
What drives the fee?
Report level, number of buildings, whether drawings exist, location and deadline. We confirm the fee in writing before work starts.
What do you need to start?
The property address and what the lender or carrier asked for. Building type, year built and the number of buildings help us scope it. Structural drawings are useful but not required.
Request Quote
Send the address and what the lender or carrier asked for. We reply the same business day (Mon to Fri).
California-licensed Civil Engineer (PE). Reports prepared to ASTM E2026-24, PE-reviewed and stamped.
Reviewed against the Fannie Mae Multifamily Guide effective September 28, 2026 and Freddie Mac Multifamily Seller/Servicer Guide Chapters 31 and 64 as updated August 25, 2026.
We do not sell, solicit or advise on insurance.
Related: SEL thresholds explained · Report levels · ASTM E2557 vs. E2026 · CRE refinancing