In this video, Tony Escamilla breaks down the most common questions and answers regarding the upcoming SB-721 balcony inspection requirements.
WARNING: Unfortunately, the number of new construction companies posing as balcony inspectors to make money from construction work has increased. Some of these companies have been reported to the Contractors State License Board for unethical practices. Be cautious when dealing with construction companies offering balcony inspections.
It is important to note that drilling holes or cutting open balconies is NOT REQUIRED by SB-721. Some companies may use this tactic to pressure people into paying for unnecessary construction services. Balconies should ONLY be drilled or opened if the inspector identifies a concerning condition during the inspection.
We recommend you read our article "Tips for Hiring a Contractor" before hiring any contractor to repair your balconies.
INSPECTIONS ONLY
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. The likeliest cause is that the balcony of the building was not constructed properly, leading to dry rot and the balcony becoming structurally compromised.
We prioritize your tenants' safety and your property's longevity. Our certified inspectors thoroughly evaluate balconies for moisture intrusion, rot damage, and structural issues using advanced tools like thermal imaging. Rest assured, our commitment is to provide a detailed inspection to enhance your peace of mind and your tenants' well-being.
Following the inspection, we prioritize your clarity and peace of mind. Our commitment involves providing a comprehensive report that meets and exceeds SB-721 requirements, ensuring full compliance. This report, enriched with color photographs and detailed explanations, aims to enhance your understanding of the findings. We're open to scheduling a conference call or Zoom meeting to review the report with all relevant parties.
Emphasizing our exclusive focus on inspection, we do not undertake repair work. This ensures unbiased assessments without any intent to promote or sell construction services. Your trust in the transparency of our services is paramount to us.
We are an Inspection-ONLY Company.
Frequently, balconies are covered with stucco on the underside, limiting the inspection to only the visible portions of the structure. However, during your initial balcony inspections, IF the inspector sees something of concern (large cracks or settlement), or as an option to you, we have available stainless steel inspection vents that can be installed on the underside of the balconies.
Since we are an inspection only company, you can rest assured that we have only your best interest in mind and will never try to sell you unneeded construction services. We also do not install these vents. We recommend you work with your trusted handyman or contractor to install these vents if needed.
1. WHAT BUILDINGS MUST BE INSPECTED?
Buildings with three or more units that have:
2. BY WHEN MUST THE BALCONIES BE INSPECTED?
The balconies, decks, porches, stairways, walkways, and entries described above must be inspected by January 1, 2025, with certain exceptions, and require subsequent inspections every six years.
3. WHO CAN PERFORM THE INSPECTIONS?
4. WHAT MUST THE INSPECTION COVER?
The inspection required by this law must, at a minimum, include:
5. ARE HOLES REQUIRED TO DO THE INSPECTION?
NO! It is important to note that drilling holes or cutting open balconies is NOT REQUIRED by SB-721. Some companies may use this tactic to pressure people into paying for unnecessary construction services. Balconies should ONLY be drilled or opened if the inspector identifies a concerning condition during the inspection.
We recommend you read our article "Tips for Hiring a Contractor" before hiring any contractor to repair your balconies.
6. WHAT MUST THE REPORT INCLUDE?
The inspection inspector shall produce initial and final reports indicating that any required repairs have been completed.
Within 45 days of inspection completion, the inspector stamps or signs a written report of the evaluation and presents it to the building's owner or the owner’s designated agent.
The report shall include photographs, test results, and a 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, elevated exterior elements pose 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 building owner within 45 days of the inspection completion. 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 building owner within 15 days, and emergency repairs be undertaken, as specified, with notice given to the local enforcement agency.
7. WHO KEEPS THE REPORT?
Copies of all inspection reports shall be maintained in the building owner’s permanent records for under two inspection cycles. They shall be disclosed and delivered to the buyer at any subsequent building sale.
8. WHAT IF REPAIRS ARE REQUIRED?
A) Immediate Threat
If an inspector determines that an exterior elevated element poses an immediate safety threat to occupants or deems that preventing access or undertaking emergency repairs (including shoring) is necessary, the situation is classified as an emergency condition. In such cases, the building owner must immediately implement the required preventive measures.
Restricting occupant access to the exterior elevated element until emergency repairs are completed fulfills the compliance requirements of this directive. All emergency repairs must adhere to legal requirements, undergo inspection by the inspector, and be reported to the local enforcement agency.
B) No Immediate Threat – Permit Required
The owner of a building requiring corrective work on an exterior elevated element, which, in the inspector's opinion, does not pose an immediate threat to occupant safety, but would likely require a building permit from the local building department due to the nature of the work being done must apply for a permit within 120 days of receiving the inspection report.
Once the permit is approved by the building department, the owner has 120 days to complete the repairs, unless the local enforcement agency grants an extension.
If the repairs are not completed, the owner will be subject to a civil penalty ranging from $100 to $500 per day until the repairs are finished, unless the local enforcement agency grants an extension. A building safety lien may be recorded against the property if a civil penalty is imposed.
C) No Immediate Threat – No Permit Required (Maintenance and Minor Repairs)
If the inspector determines that the elevated elements do not pose an immediate threat to occupant safety and that the deficiencies noted in the report are minor repairs or maintenance that do not require building permits, the building owner may hire a qualified contractor or handyman to perform the necessary maintenance or minor repairs. No further action is required.
9. 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:
Claremont, California, United States
We're eager to offer you a quote for your balcony inspection. Please fill in the details about your property below. Upon receiving your submission, one of our team members will carefully assess your property, either remotely or by visiting it.
Should any clarifications be necessary, we'll reach out to you. Once we've gathered all the information needed, we'll email you a detailed quote and assist you in scheduling your inspection.
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**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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