Does your building show the telltale signs of dry rot?
Bubbling paint. Spots of orange-brown spore dust. Brittle or spongy wood that crumbles at the touch.
Tenant complaints of a fungus growing out of the wood on a fifth-floor balcony in Berkeley were repeatedly ignored until 2015, when that balcony collapsed, killing six college students and seriously injuring seven.
The accident sparked legislation requiring stricter building oversight and reporting of shoddy construction.
A second California law, commonly referred to 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 adopted in 2020, requires homeowner associations to also have their elevated structures inspected every nine years.
Dry rot was determined to have caused the fatal balcony collapse in Berkeley.
Was it an accident? Or a tragic cycle of neglect?
More than $20 million in settlements were paid to the families of the victims of that fatal fall, a clear sign it 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 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 be looking 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 should 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 will 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, and it’s definitely in their best interest to protect it.
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 your inspections done by a reputable firm that can help identify the most cost-effective approaches to repairs, if needed.
To learn more about the new State law requiring balcony inspections and correction of defects, plan now to attend the Balcony Danger-Above Your seminar at the AAOC offices, 525 Cabrillo Park Dr Ste 125, Santa Ana, CA 92701 on May 18 at 1 p.m.
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.
