Tag Archives: construction monitoring

Condos That Are Less Than 10 Years Old Should Do An EEE Inspection Before You Pay For a Full SB 326 Balcony Inspection

SB 800  allows for condos to file claims for construction defects within 10 years of completion of the buildings. SB 326 adds additional language that strengthens some of that Bill and improves upon it. While condos may want to pursue construction defect claims, they may want to postpone their Balcony inspection if they suspect they have defects. Why?

Simply because the balcony inspection report becomes part of the association’s records for a minimum of 9 years and is  part of the reserve study. A report showing numerous deficiencies may be a red flag to buyers, your insurance company and could cause unintended problems.

One attorney  I know recommends pre-inspections of the EEEs and inspections of the building envelope in general. “I strongly recommend a pre-inspection. Open 2 or 3 locations and if there are issues,do repairs first. That way the report isn’t a surprise (and protects property values) and if the project is under 10 years old, the builder pays for inspections and repairs.”  We concur and so we offer our clients pre SB326 inspections of EEE’s that are suspected of having damage/ defects.

We will open up several decks/ balconies for inspection of the structural elements. If there are damages and repairs are necessary then the beginning of an SB 800 claim can be started with the developer/builder. At the time of opening the decks and balconies we will document all conditions prior to destructive testing starting and then document while removing materials and exposing structural elements. Items removed will be documented, logged in and  retained for evidence in our secure storage location. We will then issue a report to the Board on our findings.

As a structural engineer is not involved at this point and the number of elements that are being opened are limited, the cost to do this is much lower than a SB 326 stage 2 inspection would be.

If you would like a proposal for a Pre-SB326 Inspection, contact us today for a quote.

William Leys Waterproofing Consultants LLC Is Now Performing SB 326 Balcony Inspections In Accordance With Civil Code 5551

As the principal for William Leys Waterproofing Consultants LLC I’m pleased to announce we are now performing Balcony Inspections under SB-326 Civil Code 5551 in partnership with a structural engineering firm. This strategic partnership allows us to meet all the requirements under the Bill and provides your HOA with the confidence that the balconies are inspected thoroughly and with due diligence.

Destructive Testing Reveals Improper Balcony Support and Decaying Weather Resistant Building Paper

Our comprehensive inspections provides the data your Reserve Study Specialist needs to input into your Reserve Study to give a complete and accurate overview of expected life spans, condition of balconies and contiguous building materials adjacent to the decks, balconies, stairs and walkways. We are recommended by top Reserve Study firms such as Facilities Advisors Inc.

As a contractor and a consultant, I’ve installed, repaired and inspected thousands of decks. My experience as a contractor and quality assurance observer as well as being a former credentialed CMCA HOA manager provides me with a unique skill set that exceeds our competitors.

To assist your understanding of the balcony bill and what needs to be inspected, please read on…

Elevated Structures Defined. Required inspections apply to load-bearing components and associated waterproofing systems. Load bearing means those components that extend beyond the exterior walls of the building to deliver structural loads to the building from decks, balconies, stairways, walkways, and their railings, that have a walking surface more than six feet above ground level, that are designed for human occupancy or use, and that are supported in whole or in substantial part by wood or wood-based products. (Civ. Code §5551(a)(3).)

#1. Cantilevered balconies constructed of wood must be inspected.


#2. Balconies supported by wood posts require inspection.

#3. Balconies supported by the main structure do not require inspection since they cannot collapse.

#4. Balconies partly supported by the structure and partly cantilevered require inspection.

#5. Exterior stairs and landings attached to wood require inspection.

#6. Elevated walkways supported by wood structures must be inspected.

#7. Balconies made entirely of concrete and steel do not require inspection.

NOTE: Elevated structures that do not require inspection under Civil Code §5551 still require a diligent visual inspection for purposes of an associations 3-year cycle of inspections for their reserve study. This includes concrete balconies.

Wood post has decay beginning on the top

Is your Association ready for a balcony inspection? Reach out to us today for a free quote. Call Bill Leys at 805-801-2380 to get started or fill out the contact form on the left side.

Finally, Architects, Builders and Owners Have Local Waterproofing Consulting, Deck Inspections & Construction Monitoring Services in San Luis Obispo CA

I’m happy to say we are opening our doors to San Luis Obispo area clients who are in need of building envelope consulting services. Leaking buildings cost millions annually in repairs and construction defects suits are costly and time consuming. Monitoring and documenting the waterproofing work can minimize exposure to risk.

Let me help you in your building envelope waterproofing needs. I have experience installing waterproofing systems and construction monitoring of waterproofing systems being installed, investigations of leaks in existing buildings and deck inspections for buyers of real properties. 

I’ve worked on some of the largest waterproofing projects in California that required construction monitoring services, including Alphabet Inc’s project in Mountain View, Stanford Hospital, Louise Packard Childrens Hospital, 1680 Broadway in Oakland and many more during my tenure with Allana Buick & Bers in Palo Alto.

I look forward to hearing from you and explore how I can help you on your project!

STANFORD HOSPITAL MONITORING THE WATERPROOFING OVER OPERATING ROOMS