Construction Quality in Chilean Cities

By now, most thinking people know that Chileans build the safest buildings in the world, at least in terms of earthquake protection. In the last seven years, populated areas of Chile have been struck by three large earthquakes (Richter Scale 8.2 Iquique, 8.3 Illapel and 8.8 Cauquenes). The damage done to postwar structures and highways was remarkably insignificant. And the damage that did occur was quickly repaired. Most people went to work or carried on with life as normal the next day.

Why is Chile so much more resilient to earthquakes than New Zealand or Italy, or even California or Japan? The answer lies in the fact that during the "framing" stage, the base of Chilean homes (if not the home entirely) and all office and apartment towers is made of 10-inch thick (or more) poured, reinforced concrete. Welded beams or metal framing studs are used on higher floors in homes sometimes, but the base is always sturdy. And many upscale homes feature poured, reinforced concrete on all floors.

In my project in Viña del Mar, like others in hilly coastal Chile, I carved out the hillside and embedded the building into it, making the structure even sturdier. Partially completed, it was unaffected during the 2015 8.3 Richter Scale earthquake.

People used to criticize Chile's "wasteful" building procedures at the framing stage, which features so many costly restraining walls, deep-base concrete forms and poured reinforced walls. However, after the last decade's earthquake experience here (and around the world), no one is hurling criticisms any longer. Chileans have done the rough-in stage right, ever since as many as 30,000 people died in the January 24, 1939 Chillan earthquake (7.8 Richter Scale), inland from Concepcion, wherein 47% of all Chillan's structures were destroyed. That event made Chileans very safety-conscious. Consequently, one can feel quite safe during earthquakes in Chile, especially in modern urban areas.

Finish work is another story, however. I am not just referring to the overall high-level of defects permitted in the finish-out (at least by North American or European standards), which seems to predominate all Latin American buildings. Part of that imperfection is due to not having proper tools, laziness or workers just not having a culture of quality, given that workers tend to live in squalor and do not see the need for (or desire to have) nice-looking, perfect finish work.

Instead, I would like to emphasize that Chileans (especially in the middle classes) value image over true quality. They will buy kitchens that look nice for a few years but end up deteriorating rapidly as the particle board gives way. Cabinets, doors, "wood" floors and furniture are built with cheap wood products and then laminated with hardwood veneers. Laminated doors tend to be hollow. Floors are vinyl or wood veneer laminated. Imitation marble or granite are used if something other than Formica is used at all. Bathroom fixtures and accessories are almost always on the low-end of the scale. Stucco is preferred over brick or more elegant siding. Roofing is often cheap, local tile that frequently leaks. Windows tend to be the cheapest aluminum variety one can find in home building supercenters. Yards and gardens in houses and smaller buildings tend to be pathetic as if Chileans do not care or simply ran out of money to fix them up.

All is made to look good for a little while but is not built to last. Just about the only exceptions are building/home facades and apartment building foyers and lawns, which are elegant all the way around in upscale neighborhoods. They grant an air of affluence to those that stop by to visit, making them think more highly of the residents. That vanity is highly sought after in Chile.

One might think about buying a home or apartment with mediocre finish work, then gut it and put in high-quality stuff. Doing so is fine for those that plan to live there a long time and enjoy the amenities. However, being the best in the building or on the block will not necessarily translate into obtaining a greater resale value. One will not likely get his money out of the remodeled home. However, those that do remodel will enjoy both living with elegance and safety during fires or earthquakes.

Most people that I speak to that have lived outside of Chile, in Europe or North America especially, are simply appalled by mediocre finish work in supposedly upscale homes and apartments. However, my readers should not be surprised. Chileans like to buy cheap and they almost universally buy for image rather than quality. After the barrio quality, Chileans buy for proximity to private schools and being adjacent to neighbors in their social class. Ocean or mountain views come afterward in order of importance.

If you want something different than what is offered to the masses in the middle class, you will have to buy through one of the few quality builders around (like me!) or have a custom-built home done for you with the support of a good, expensive architect.

Quality materials are available here and, other than bathroom and kitchen fixtures, they are not terribly expensive relative to other countries. Custom cabinet and door makers exist, too, but the quality is not quite the same (even though it is very good). In sum, you can get what you want, but it will hardly be the norm by upper middle-class standards. Homes for the wealthy are another story, although even their mansions pale by comparison to the fabulous structures in the Northern Hemisphere.

Until next time,
John Cobin

Escape America Now