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VILLA HOME INSPECTIONS LLC
Home
Inspections
  • Whats Included
  • Packages
  • Pre Listing Inspection
  • Multi-Family Inspections
  • Commercial Inspections
  • Balcony Inspections
Services
  • 3D Virtual Tour
  • Sewer Camera Inspections
  • Mold Inspections
  • Repairs Request Report
  • Thermal Imaging
  • Moisture Inspection
  • Pool Inspections
  • Foundation Inspections
  • Indoor Air Quality
  • 11th Month Inspection
  • Home Reinspection
About Us
  • Reviews
  • Our Staff
  • Contact Us
Blog
FAQ's
Request Quote
Professionals
AB38 Home Hardening
Soft Story Requirements
Downloads
Videos
Espanol
Book
Employment
Professional Development
Los Angeles Inspections
San Gabriel Valley
San Fernando Valley
Orange County Inspections
Giving Back
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  • Home
  • Inspections
    • Whats Included
    • Packages
    • Pre Listing Inspection
    • Multi-Family Inspections
    • Commercial Inspections
    • Balcony Inspections
  • Services
    • 3D Virtual Tour
    • Sewer Camera Inspections
    • Mold Inspections
    • Repairs Request Report
    • Thermal Imaging
    • Moisture Inspection
    • Pool Inspections
    • Foundation Inspections
    • Indoor Air Quality
    • 11th Month Inspection
    • Home Reinspection
  • About Us
    • Reviews
    • Our Staff
    • Contact Us
  • Blog
  • FAQ's
  • Request Quote
  • Professionals
  • AB38 Home Hardening
  • Soft Story Requirements
  • Downloads
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  • Los Angeles Inspections
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SB-721 APARTMENT BALCONY & SB-326 CONDOMINIUM BALCONY INSPECTIONS

SB-721 APARTMENT BALCONY INSPECTIONS

Balcony Inspection Law

California State Balcony Inspection Law

SB 721 (Chapter 445, Stats. 2018) was signed by Governor Brown in response to the 2015 Berkeley balcony collapse. While some local governments already impose a local inspection program, this California law requires the inspection of specific balconies throughout the State of California. Here's what you need to know:


What Buildings Must be Inspected?

Buildings with 3 or more units that have:

  • Balconies, decks, porches, stairways, walkways, and entry structures that extend beyond the exterior walls of the building and that rely in whole or in substantial part on wood or wood-based products for structural support or stability; and
  • A walking surface that is elevated more than 6 feet above the ground level; and
  • Balconies designed for human occupancy or use.

Buildings that are proposed for conversion to condominiums to be sold to the public after January 1, 2019, must be inspected prior to the first close of escrow.


When Must the Buildings be Inspected?

Inspections of the balconies, decks, porches, stairways, walkways and entries as described above must be inspected by January 1, 2025, with certain exceptions, and require subsequent inspections every 6 years.

The inspection of buildings for which a building permit application has been 

submitted on or after January 1, 2019, shall occur no later than 6 years following the issuance of a certificate of occupancy from the local jurisdiction and shall otherwise comply with the provisions of this law.


If the property was inspected within 3 years prior to January 1, 2019, by an 

inspector as described in the law and a report of that inspector was issued stating that the exterior elevated elements and associated waterproofing elements are in proper working condition and do not pose a threat to the health and safety of the public, no new inspection shall be required until January 1, 2025.


Who Can Perform the Inspections?

  • A licensed architect,
  • Licensed civil or structural engineer,
  • General Contractor holding any or all A, B, or C-5 Licenses issued by the Contractors State License Board;
  • Individuals certified as a building inspector or building official, as specified; (these individuals cannot be employed by the local jurisdiction while performing these inspections).


What Must the Inspection Cover?

The inspection required by this law must, at a minimum, include:

  • Identification of each exterior elevated element or associated waterproofing elements that, if found to be defective, decayed, or deteriorated to the extent that it does not meet its load requirements, would, in the opinion of the inspector, constitute a threat to the health or safety of the occupants.
  • “Associated waterproofing elements” are defined to mean flashings, membranes, coatings, and sealants that protect the load-bearing components of exterior elevated elements from exposure to water and the elements.
  • Assessments of elevated elements using methods allowing for evaluation of their performance by direct visual examination or comparable means of evaluating their performance. For purposes of this section, a sample of at least 15 percent of each type of exterior elevated element shall be inspected.
  • The evaluation and assessment shall address each of the following as of the date of the evaluation:
    • The current condition of the exterior elevated elements.
    • Expectations of future performance and projected service life.
    • Recommendations of any further inspection necessary.
    • Recommendations of any necessary repair or replacement.


The Report

The inspector conducting the inspection shall produce an initial report and a final report indicating that any required repairs have been completed.

A written report of the evaluation stamped or signed by the inspector presented to the owner of the building or the owner’s designated agent within 45 days of completion of the inspection.


The report shall include photographs, any test results, and narrative sufficient to establish a baseline of the condition of the components inspected that can be compared to the results of subsequent inspections. In addition to the evaluation required by this section, the report shall advise which, if any, exterior elevated element poses an immediate threat to the safety of the occupants, and whether preventing occupant access or conducting emergency repairs, including shoring, are necessary.


A copy of the inspection report must be presented to the owner of the building within 45 days of the completion of the inspection. The law requires that if the inspection reveals conditions that pose an immediate hazard to the safety of the occupants, the inspection report be delivered to the owner of the building within 15 days and emergency repairs be undertaken, as specified, with notice given to the local enforcement agency.


Who Keeps the Report?

Copies of all inspection reports shall be maintained in the building owner’s permanent records for not less than two inspection cycles and shall be disclosed and delivered to the buyer at the time of any subsequent sale of the building.


What if Repairs are Required?

Immediate Threat – An exterior elevated element that the inspector advises poses an immediate threat to the safety of the occupants, or finds preventing occupant access or emergency repairs, including shoring, or both, are necessary, shall be considered an emergency condition and the owner of the building shall perform required preventive measures immediately.

Immediately preventing occupant access to the exterior elevated element until emergency repairs can be completed constitutes compliance with this paragraph. Repairs of emergency conditions shall comply with the requirements of the law, be inspected by the inspector, and reported to the local enforcement agency.


No Immediate Threat – The owner of the building that requires corrective work to an exterior elevated element that, in the opinion of the inspector, does not pose an immediate threat to the safety of the occupants, shall apply for a permit within 120 days of receipt of the inspection report. Once the permit is approved, the owner of the building shall have 120 days to make the repairs unless an extension of time is granted by the local enforcement agency.

If the owner of the building does not comply with the repair requirements within 180 days, the inspector shall notify the local enforcement agency and the owner of the building. If within 30 days of the date of the notice the repairs are not completed, the owner of the building shall be assessed a civil penalty based on a fee of not less than $100 or more than $500 per day until the repairs are completed, unless an extension of time is granted by the local enforcement agency. If a civil penalty is assessed, a building safety lien may be recorded against the property.


Can a Local Government Pass a More Stringent Law?

Yes.  The State law provides that the governing body of any city, county, or city and county, may enact ordinances or laws imposing requirements greater than those imposed by this law.


References:

  • SB 721 (Hill), Ch. 445, Stats. 2018
  • Health and Safety Code Section 17973, et seq.

Background

 

On June 16, 2015, shortly after midnight, six people (mostly students) died and seven others were injured after a balcony on which they were standing collapsed. The group was celebrating a 21st birthday party in Berkeley, California. The balcony was on the 5th floor of an apartment building. 


Overwhelming evidence points to dry rot causing the collapse. Considered the likeliest cause is that the balcony of the building was not constructed properly, leading to dry rot, leading to the balcony becoming structurally compromised. 

Order Your Inspection

THE INSPECTION PROCESS

The Inspection

One of our certified inspectors will evaluate your balconies for potential moisture, rot, and structural problems from both the top and bottom of the balconies.


Since we don't actually do the repair work when needed, you can rest assured that we're not trying to sell you construction services. We are an inspection-only company.

Further Evaluation

Frequently, balconies are covered with stucco on the underside and limiting the inspection to only the visible portions of the structure. However, when the inspector sees something of concern, or as an option to you, we can install stainless steel inspection vents on the underside of the balconies. These vents serve two purposes. One is to increase ventilation to the structure to keep things dry. The other is for periodic inspection.


 In the event of potential structural damage, we also have a structural engineer that can provide additional analysis and detailed recommendations for the corrections

The Report

Once the inspection is completed, we will provide you with a written report detailing the condition of all of the inspected balconies. The report will include color photographs and detailed explanations. We're also happy to set up a conference call or zoom meeting to review the report with all parties involved.


Since we don't actually do the repair work when needed, you can rest assured that we're not trying to sell you construction services. We are an inspection-only company.

SB-326 HOA BALCONY & DECK INSPECTIONS

**WE ARE CURRENTLY NOT DOING HOA BALCONY INSPECTIONS** Please Check Back Soon

California State Balcony Inspection Law

SB 326 (Civil Code Sections 5551 & 5986) was signed by Governor Newsom on August 30, 2019, and filed with the Secretary of State on August 30, 2019.


This California law requires inspection of specific balconies throughout the State of California. Here's what you need to know:


What Is Required Under SB-326?

  • This section shall only apply to buildings containing three or more multifamily dwelling units. 
  • At least once every nine years, the board of an association of a condominium project shall cause a reasonably competent and diligent visual inspection to be conducted by a licensed structural engineer or architect of a random sample of exterior elevated elements for which the association has maintenance or repair responsibility.
  • The inspection shall determine whether the exterior elevated elements (balconies & decks) are in a generally safe condition and perform in accordance with applicable standards.
  • The inspector shall generate a random list of the locations of each type of exterior elevated element.
  • The inspector shall perform the visual inspections in accordance with the random list.
  • If the inspector observes building conditions indicating that unintended water or water vapor has passed into the waterproofing system, thereby creating the potential for damage to the load-bearing components, then the inspector may conduct a further inspection. The inspector shall exercise their best professional judgment in determining the necessity, scope, and breadth of any further inspection.


Who Can Perform the Inspections?

  • A licensed architect,
  • Licensed structural engineer


The Report

  1.  The identification of the load-bearing components and associated waterproofing system.
  2. The current physical condition of the load-bearing components and associated waterproofing system.
  3. The expected future performance and remaining useful life.
  4. Recommendations for any necessary repair or replacement.
  5. The report shall be stamped or signed by the inspector.
  6. If, after inspection, the inspector advises of an immediate threat to the safety of the occupants, the inspector shall provide a copy of the inspection report to the association immediately upon completion of the report, and to the local code enforcement agency within 15 days of completion of the report. 
  7. Upon receiving the report, the association shall take preventive measures immediately, including preventing occupant access to affected areas until repairs have been inspected and approved by the local enforcement agency.


When Must the Buildings be Inspected?

  •  The first inspection shall be completed by January 1, 2025, and then every nine years thereafter.
  • All written reports shall be maintained for two inspection cycles as records of the association. 
  • The inspection of buildings for which a building permit application has been submitted on or after January 1, 2020, shall occur no later than six years following the issuance of a certificate of occupancy. 


Can the HOA Impose Greater Requirements?

  • The association board may enact rules or bylaws imposing requirements greater than those imposed by this section. 


Can a Local Government Pass a More Stringent Law?

Yes.  The State law provides that the governing body of any city, county, or city and county, may enact ordinances or laws imposing requirements greater than those imposed by this law.


References:

  • SB 326, Hill. Common interest developments.

Background

 

On June 16, 2015, shortly after midnight, six people (mostly students) died and seven others were injured after a balcony on which they were standing collapsed. The group was celebrating a 21st birthday party in Berkeley, California. The balcony was on the 5th floor of an apartment building. 


Overwhelming evidence points to dry rot causing the collapse. Considered the likeliest cause is that the balcony of the building was not constructed properly, leading to dry rot, leading to the balcony becoming structurally compromised. 

Order Your Inspection

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Proudly serving Los Angeles, Burbank, Arcadia, Monrovia, Orange County, Newport Beach, Corona

OUR SERVICE AREA

 

  • Los Angeles County Home Inspections
  • Orange County Home Inspections
  • San Gabriel Valley Home Inspections
  • San Bernardino County Home Inspections
  • Riverside County Home Inspections
  • Arcadia, Duarte, Monrovia, Claremont, Glendora, La Verne, San Dimas, San Gabriel, Temple City, Sierra Madre, Covina, West Covina,  San Marino, South Pasadena, Rancho Cucamonga, Los Angeles, Corona, Whittier
  • We do not unfortunately service the West San Fernando Valley & High Desert (Palmdale, Lancaster)
  • We do not service the City of Pasadena


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