Seismic resistance in Georgia: the norm, soil categories and storey limits

Seismic resistance: a designed capacity, measured against the shaking expected at the site

Seismic resistance (in Georgian სეისმომედეგობა) is a building's designed ability to withstand the earthquake shaking expected at its own site without collapsing, protecting human life first and limiting damage second.

The binding basis is the construction norm PN 01.01-09 "Seismic-resistant construction" (სეისმომედეგი მშენებლობა), approved by Order No 1-1/2284 of the Minister of Economic Development in October 2009 and in force from 1 January 2010. Because Georgia lies in an active seismic zone, Article 1 extends it to the whole country and to new, reconstructed, strengthened and restored residential, public and industrial buildings; Article 3(3) leaves out nuclear plants, high dams and similar special structures. A transitional clause spared projects whose permit procedure had already begun before 2010.

Article 3(4) names the aims in that order: protect life, then limit damage. Here lies the gap between the Georgian term and the word "earthquake-proof" heard abroad, which suggests a building that comes through unharmed. The norm asks for a structure that stays standing and lets people out, even if walls crack. We read the original 2009 text; a consolidation of 27 March 2012 exists, and a lawyer should confirm the wording in force. The city-level story, including the 2002 earthquake, is in our guide to earthquake safety in Tbilisi.

Soil categories: why two plots in one city get different design levels

Annex 1 of the norm gives each settlement a map intensity on the MSK-64 scale and a peak ground acceleration, A, both for average ground, soil category II. Table 1 then moves the level up or down according to what the building stands on, measured by shear-wave velocity (Vs).

One point is a large step. Under Article 3(16), a rise of one point doubles the peak acceleration the structure must carry, and a fall halves it. Annex 1 puts Tbilisi at intensity 8 with A = 0.17 g; the coastal values are compared on our Batumi high-rise quality page. A plot's category comes from the engineering-geological survey made for the project, not from its street address.

The map itself dates from 2009. A probabilistic hazard model for Georgia appeared in Seismological Research Letters in 2020, and a conference abstract by its authors said it was meant to feed a code update. We found no adoption of a new map as of 28 October 2026.

Storey ceilings: the structural system decides how high a building may rise

Article 6(2) and Table 8 tie the permitted number of storeys to the design intensity and the structural system.

The notes add three limits: a residential storey no higher than 4.0 m, schools and children's buildings no more than 3 storeys above ground, and no more than 80 m between joints, or 60 m at intensity 9 (40 m and 30 m for timber). Note 4 under Table 8 allows more storeys than the table gives for its first three systems, steel frames, monolithic concrete walls and concrete frames, if the requirements of Annex 3 are met. Annex 3 asks for a site-specific response spectrum refined for the soil, at least seven design accelerograms, and analysis of a 3D model by the multimodal spectral method and by direct nonlinear dynamic analysis. What Table 8 does show is that at intensity 8 even a braced steel frame stops at 20 storeys, so a taller tower on category II or softer ground in Tbilisi rests on Annex 3.

Alterations, strengthening and legalised floors

Resistance can be lost after completion. Article 3(8) counts an extension as reconstruction and forbids it to reduce the existing building's resistance. Article 3(13) bars any structural change without justification and a check, "even if it would increase resistance". That is why a wall inside a flat is not only its owner's business, as our load-bearing wall entry explains. Strengthening needs a special project, and Article 3(14) lists its methods: splitting the building into blocks with joints, removing upper storeys, strengthening walls and their joints, stiffening floors, adding reinforced-concrete belts, lightening non-structural elements and seismic isolation.

Government Resolution No 255 of 2019, Article 21(3)(გ), makes an expert assessment of the existing condition mandatory for any reconstruction; the permit classes are in our construction permit entry. For buildings finished in breach of their permit, extra storeys included, the temporary commissioning rules of the Spatial Planning Code (Art. 141.3 for Tbilisi, Art. 141.7 for Batumi) require an accredited inspection body's opinion confirming the stability and seismic resistance of the load-bearing structures. If a flat sits on or under such a floor, ask for that opinion; our guide to unauthorised floors covers legalisation.

Where seismic resistance appears in a file, a brochure and an advert

No single certificate states it. The facts are spread over several papers, and the one buyers see most often is silent.

• Public Registry extract: no field for seismic design or soil; see our registry extract entry.
• Structural design: its explanatory note must deal with the seismicity of the site.
• Engineering-geological survey and expert conclusion: name the soil category and the design intensity; the conclusion is required for Classes II to IV.
• Developer brochure: "8-ბალიანი სეისმომედეგობა", "сейсмостойкость 8 баллов" or "designed for 8 points": an MSK-64 intensity, not a magnitude.
• ss.ge listing: no seismic field, but the "Project" (პროექტი) field shows Soviet series names such as Khrushchevka, Czech, Lviv or Tukhareli, chosen by the seller, which hint at a panel, frame or block structure. See our Soviet versus new building comparison.

To gather the facts into one line, ask the developer to fill in from the project documents: "design intensity __ (MSK-64), soil category __, A = __ g, structural system __, under PN 01.01-09 Table 8 or Annex 3". A developer who completes every blank from the permit file holds the documents; one who repeats the brochure figure has shown you marketing.

Worked example: two Tbilisi projects, both "designed for 8 points"

A buyer compares two new projects in Tbilisi. The survey for the first plot finds rock; the survey for the second finds soft ground.

1. The map value. Annex 1 gives Tbilisi intensity 8 and A = 0.17 g, for category II soil.
2. The rock plot. With Vs above 800 m/s it is category I, and the design intensity falls to 7.
3. The soft-ground plot. With Vs of 100 to 300 m/s it is category III, and the design intensity rises to 9, and the building must be designed for stronger shaking.
4. The storey ceiling. A concrete frame with brick infill may have 7 storeys at intensity 8 but 5 at intensity 9; monolithic concrete walls allow 16 and 14.
5. The tower. A 30-storey design exceeds Table 8 for every system, so ask which Annex 3 requirements it followed.

Both brochures can truthfully print the city's map value. The figure that matters is the design intensity in the survey. This is our reading of Table 1; have an engineer confirm the category for any real plot.

Easily confused: intensity, magnitude, map value and isolation

"Earthquake-proof" and "earthquake-resistant" are often used as one. The Georgian norm aims only at the second: the structure and its occupants survive, and damage is limited.

The term in five languages

In Georgian the norm's own title uses the adjective, სეისმომედეგი მშენებლობა, while developer brochures pair the noun with a number of points, 8-ბალიანი სეისმომედეგობა.

Mistakes buyers make with seismic claims

• Treating the brochure number as the plot's level. Soft ground can raise Tbilisi's 8 to 9.
• Reading points as magnitude. Intensity describes shaking at the site.
• Assuming a tower follows Table 8. Above 20 storeys at intensity 8, it follows Annex 3.
• Expecting no damage. The aim is life safety and limited damage.
• Strengthening by instinct. Article 3(13) bars unchecked structural changes, even well-meant ones.
• Letting the claim period lapse. Under Civil Code Art. 655, claims about defects in structures expire 5 years after acceptance of the work; see our handover act entry.

How to check a building's seismic design step by step

1. Note the map value

   Find the city's intensity and acceleration in Annex 1.

2. Ask for the survey

   It gives the soil category and the design intensity.

3. Match the system to Table 8

   Or ask which Annex 3 requirements apply.

4. Read the expert conclusion

   Mandatory for Classes II to IV.

5. Look for later alterations

   Reconstruction needs an assessment of the existing condition.

6. Check any legalised floor

   Ask for the inspection body's seismic opinion.

Frequently asked questions

What does seismic resistance mean in Georgia?

A building's designed ability to withstand the shaking expected at its site without collapse, protecting life first and limiting damage second.

Which norm sets the rules?

PN 01.01-09 "Seismic-resistant construction", Order No 1-1/2284 of October 2009, in force since 1 January 2010.

What is the design level for Tbilisi?

Map intensity 8 on the MSK-64 scale with A = 0.17 g, for category II soil.

Does the soil change the design level?

Yes. Category I lowers it by one point, category III raises it by one, and category IV needs a special study.

Is "8 points" a magnitude?

No. It is an intensity, the expected strength of shaking at the site.

Can a 30-storey tower meet the norm at intensity 8?

Not under Table 8, which stops at 20 storeys; a taller steel, concrete-wall or concrete-frame building must meet Annex 3 (Note 4 under Table 8).

Does a registry extract show seismic resistance?

No. Look for it in the survey, the structural design and the expert conclusion.

Can owners strengthen an old building themselves?

Only through a special strengthening project under Article 3(14) of the norm.

Sources

1. Construction norm PN 01.01-09 "Seismic-resistant construction", Order No 1-1/2284 of the Minister of Economic Development, Legislative Herald of Georgia, original 2009 text (accessed 28 October 2026)
2. Government Resolution No 255 of 2019 on construction permits, Art. 21, original text (accessed 28 October 2026)
3. Spatial Planning, Architectural and Construction Activities Code of Georgia, Art. 141 (accessed 28 October 2026)
4. Civil Code of Georgia, Art. 655, Legislative Herald of Georgia
5. Probabilistic Seismic Hazard Assessment Using Legacy Data in Georgia, Seismological Research Letters 91, 2020 (accessed 28 October 2026)
6. Conference abstract on the Georgian hazard model, Seismological Society of America (accessed 28 October 2026)
7. Flats for sale in Tbilisi, "Project" filter, ss.ge (accessed 22 October 2026)
8. The 25 April 2002 Tbilisi earthquake, Gabrichidze et al., 13th World Conference on Earthquake Engineering, 2004

Change log

• 28 October 2026 - Glossary entry published from the Legislative Herald of Georgia (PN 01.01-09, Resolution No 255, the Spatial Planning Code and the Civil Code), Seismological Research Letters, the Seismological Society of America, ss.ge and the 13th World Conference on Earthquake Engineering.