While we are licensed general contractors (Lic #780464), we DO NOT perform any construction work based on any of our inspections. Therefore, you can rest assured that we are NOT trying to sell you any type of construction services.
Sadly, several new construction companies have emerged (and continue to emerge) in recent months. Some have been reported to be very unscrupulous. Be aware when engaging with construction companies offering balcony inspections.
We are an Inspection ONLY company and our reports are 100% unbiased. We recommend you read our article "Tips for Hiring a Contractor" prior to signing any contracts.
One of our certified inspectors will evaluate your balconies for potential moisture intrusion, rot damage, and structural problems from both the top and bottom of the balconies.
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 (large cracks or settlement), 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.
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.
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:
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?
What Must the Inspection Cover?
The inspection required by this law must, at a minimum, include:
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.
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.
Ask for Code "SCOPE50"
*Must be done at the time of order