Coastal communities provide an abundance of breathtaking views, often enjoyed from rows of balconies facing west to the ocean and setting sun. These perches are iconic in seaside communities — a big draw for tenants entertaining friends, relaxing with a book, or enjoying their own piece of the outdoors.

Considered a valuable amenity in Southern California’s multifamily real estate market, balconies, decks, raised walkways and platforms can also be a significant liability. A series of collapses has prompted new laws in California requiring regular inspections of these structures to ensure safety.

The most infamous of these collapses was a 2015 balcony failure in Berkeley that killed six young adults and seriously injured seven. Many of those victims were college students from Ireland. The accident sparked legislation requiring stricter building oversight and reporting, along with recurring inspections.:

  • The first law, SB 465, tightened down on surveillance and reporting of shoddy construction.
  • A second law, known as the “Balcony Inspection Bill,” requires recurring inspections of decks, balconies and other “external elevated structures” in multi-family residential buildings to ensure their safety. The inspections must take place every six years, or sooner, if the property is sold.
  • A third law, Senate Bill 326, requires homeowner associations to have their balconies inspected every nine years.

What causes  balconies to fail?

Dry rot was determined to be the cause of the Berkeley collapse. The structure also had a history of complaints from tenants of a fungus growing out of the wood – a primary sign of dry rot, along with bubbling paint, spots of orange-brown spore dust, and brittle or spongy wood that crumbles at the touch. More than $20 million in settlements were paid to the families of the victims of that fatal fall, a clear sign that the situation was considered to have been preventable.

Faulty construction – including deficiencies in flashings, external joists, supports and other areas of a structure that permit water seepage – can also significantly damage the integrity of a structure when left alone.

The catastrophic Champlain condo collapse in Florida last year is believed to have been caused by years of water seepage and damage caused by an improperly installed concrete slab beneath a raised pool. Cracks in supporting columns, beams and walls had been caulked over repeatedly to cover the structural flaws.

What do balcony inspections entail?

A thorough and accurate inspection requires the right knowledge and experience. Generally, inspectors will look for the following signs that a structure may be compromised:

  • Moisture damage and wood rot, not just on the exterior, but deep inside framing cavities. Horizontal and parallel beams that support the deck should be inspected, as moisture can lead to decay of support beams. Proper moisture protection should be in place to avoid future problems.
  • Waterproofing materials and applications, such as flashings, membranes, coatings, and sealants that protect the load-bearing components of exterior elevated elements from exposure to water and the elements will also be inspected.
  • The construction of a structure will be reviewed. Connections should be installed with proper fasteners. Wobbly railings and loose stairs – usually the result of improper fastening – are all causes for concern.
  • Corrosion of metal fixtures and fasteners is also an indication of unsafe conditions.
  • Cracks in wood can be an indication of damage.
  • Flashing should also be checked to ensure it was installed properly and is not allowing moisture into the wood.

Most apartment owners have worked very hard for their property. It may be what they rely on for their retirement income.  It’s definitely smart to protect that income.

Keep yourself informed about the potential risks of earthquakes, as well as unsafe balconies, decks and other structures, not only to your building, but to your own financial health and well-being by having an inspections done by a reputable firm that can identify the most cost-effective approaches to repairs, if needed.

The Optimum Seismic team has the technical knowledge and professional experience necessary to do your balcony inspection or earthquake retrofit right.  Visit optimumseismic.com or call 323-978-7664 to arrange a complimentary assessment of your building.