California Balcony Inspections:
SB 721 & SB 326
完成第一次检查的最后期限不迟于2025年1月1日.
Tragedy Turned Into Law
该法案是对六名加州大学伯克利分校学生悲惨死亡事件的回应, that on June 16, 2015, shortly after midnight, a balcony on which a group of students had congregated, collapsed. 阳台在一栋公寓楼的5楼. In June 2015, 伯克利市市长汤姆·贝茨(Tom Bates)承诺对事故原因进行广泛调查. The evidence is overwhelming that dry rot from improper construction and waterproofing caused the collapse, not the weight of the 13 students.
SB 721
On September 17, 2018, 加州州长杰里·布朗签署了SB 721法案——“阳台检查法案”.“该法律要求对有三个或更多单元的多户住宅进行检查.
SB 326
2019年8月30日，加州州长加文·纽森签署了SB 326法案. This law requires inspections of condominiums or multi-family housing controlled by residential homeowners’ associations (HOAs).
What properties are affected?
All multi-family residential buildings with three or more dwelling units in California that have “exterior elevated elements” that rely in whole or in substantial part on wood structural support must comply with this law.
包含三个或三个以上居住或睡眠单元的建筑物如下:
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公寓房屋，共同租户和居住/工作单位.
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宿舍，兄弟会，姐妹会，修道院和修道院.
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Hotels, motels and vacation timeshare properties, boarding houses, and congregate residences (transient with more than 10 occupants and non-transient with more than 16 occupants).
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住宅辅助生活设施和社会康复住宅设施.
SB 721 affects all residential buildings that have three or more multifamily dwelling units and SB 326 affects condominiums and other common interest developments. 从明年1月1日开始，将向市民出售被改编为公寓的建筑物, 2019, must be inspected prior to the first close of escrow.
Exterior
Elevated
Elements
Per California Civil Code Section 5551(a)
(1)“相关防水系统”包括闪光, membranes, coatings, and sealants that protect the load-bearing components of exterior elevated elements from exposure to water.
(2) “Exterior elevated elements” mean the load-bearing components together with their associated waterproofing system.
(3) “Load-bearing components” means those components that extend beyond the exterior walls of the building to deliver structural loads to the building.
According to SB 721 and SB 326, amendments to the California Civil Code, 这些要求适用于所有外部高架元件, which are defined as:
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Weather-exposed (i.e., not interior)
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Extend beyond exterior walls
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Located more than six feet above adjacent grade
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Wood framed (not concrete or steel)
These are some examples of exterior elevated elements:
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Balconies, decks, porches, stairways, walkways, and entry structures that extend beyond exterior walls of the building and that rely in whole or in substantial part on wood or wood-based products for structural support or stability; and
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人行道:高出地面6英尺以上的人行道.
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Balconies designed for human occupancy or use.
The purpose of the law is to determine if the Exterior Elevated Elements and associated waterproofing components are in a generally safe condition and adequate working order to the extent that the safety or welfare of the public or the occupants are not endangered. The law requires inspection of associated waterproofing components that protect the load-bearing elements including sheet metal flashings, membranes, coatings, sealants, 以及可能穿透膜的特征，如护栏附着物, drains, and scuppers. Load-bearing components are those components that extend beyond the exterior walls of the building to deliver structural loads from the element to the building.
The main objectives include the following:
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Identify wood-framed exterior elevated elements exhibiting significant deterioration due to wood-destroying organisms (fungal decay or insect infestation).
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Ascertain whether the extent of deterioration poses a significant compromise to the load-carrying adequacy of structural components supporting exterior elevated elements.
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试图找到水源，如果木材破坏生物侵扰观察木框架.
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Remediate deficient components.
第一次安全检查必须不迟于1月1日完成, 2025, and subsequently every nine years for SB 326 and every six years for SB 721 after the initial inspection.
Purpose
FAQ
What are Exterior Elevated Elements?
Exterior Elevated Elements are all elevated decks, balconies, landings, stairway systems, walkways, guardrails, handrails, or any parts 其暴露于天气和行走表面高于平地/地面6英尺以上. This program applies only to wood-framed exterior elevated elements and not to concrete or steel elements.
What are load-bearing components?
Load-bearing components are 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, 它们的行走地面高出地面6英尺以上, that are designed for human occupancy or use, 全部或大部分由木材或木制品支撑.
What are associated waterproofing systems?
Associated waterproofing systems include flashings, membranes, coatings, and sealants that protect the load-bearing components of Exterior Elevated Elements from exposure to water.
我住在一栋有许多阳台的多单元住宅楼里. Are the balconies in my building safe?
The balconies in your building were built in conformance with the Building Code requirements which were in effect at the time of original construction. 《瑞丰乐投letou》的目的和意图一直是生命安全. 以确定阳台的支撑多年来没有受损, 外部高架元素项目要求对所有阳台进行定期检查.
l live in a recently constructed building. 我大楼的阳台需要检查吗?
Newly constructed residential buildings are exempt from the inspection certification requirements for a period of three years following the issuance of the Certificate of Occupancy.
I've never had this inspection before. When did this become a requirement?
On September 17, 2018, 加州州长杰里·布朗于8月30日签署了SB 721法案, 2019, California Governor Gavin Newsom signed into law SB 326.
When does the first inspection have to be completed?
第一次检查必须在2025年1月1日之前完成.
I have two years to get the first inspection done. What is the urgency?
考虑到整个州的社区和外部高架元素的数量, it will become increasingly difficult and expensive to schedule the required inspections and contractors to make any necessary repairs resulting from those inspections as the deadline approaches.
每个社区的所有外部高架元素都需要检查吗?
For SB 326, 法律要求对“统计上显著的样本”进行检查，以提供95%的置信度, 误差范围不大于正负5%. SB 721只要求对每种外部高架元件进行15%的检查. This means not all elements will be inspected and the number of elements inspected will vary based on the total number of elements at each community and the governing law. 使用经过验证的随机选择过程随机选择元素.
外部高架构件检验需要做些什么?
Each selected element must be inspected to determine the overall condition of the load-bearing (structural) components. 这包括延伸到结构外墙之外的支撑框架, walking surfaces, attachment points, hardware, railings, and the associated waterproofing systems. Associated waterproofing systems include flashings, membranes, coatings, and sealants that protect the load-bearing components of the Exterior Elevated Element from exposure to water.
是否需要侵入性或破坏性的检查?
如果框架要素是可见的和可接近的，破坏性的调查可能是不必要的. If the framing is concealed, 持牌专业人员可能需要在软肋上切割开口, other exterior finishes, 可能还有内部装修，以暴露框架元素并评估观察到的条件.
What can I do so an invasive or destructive investigation is not required next time this inspection is required?
Property owners may wish to consider having vents or access panels installed at the locations of the investigative openings created in the course of the initial inspection(s). 检修面板或通风口将使今后的检查相对容易. This work may require a permit.
Do all dwellings need to be inspected?
只有包含三个或更多多户住宅单元的建筑物才需要进行检查.
My deck is only a few feet off of the ground. Does it still need to be inspected?
如果外部高架元件高于平地/地面6英尺以上, then an inspection will be required.
我的外部高架元素是覆盖的，只有一面向外开放. Does the inspection requirement still apply?
Yes, if the exterior elevated wood-framed deck, balcony, landing, stairway system, or walkway is exposed to the weather from any side, if the rain can fall upon the surface, 或者水分是否会积聚在表面或接缝或交叉处.
This sounds more like a structural inspection. Why are you concerned with waterproofing details?
SB 326和SB 721要求对相关防水系统进行评估. 水侵是导致木制品退化和破坏的主要因素, and this becomes significant when it affects the structural components of an Exterior Elevated Element. A key factor in the Berkeley collapse that precipitated the passage of the SB 326 and SB 721 legislation was unmitigated water intrusion and decay of the structural members of the deck. For context, that deck was merely five years old.
How do you complete the inspection?
该过程包括按类型和结构对外部高架元素进行审查. For open-framed elements, 检查是目视的，将包括元素的湿度读数探头. Closed soffit elements require penetration of the soffit in each joist bay at both outboard and inboard locations so the concealed structural elements can be assessed. This is done using a high-definition borescope. 检查门户的数量与元素的大小有关. 基本的检查入口大约一英寸宽, however, if the soffit is not vented, the option of a larger portal with venting is available.
如果董事会希望检查社区中的所有元素怎么办? 法律是否限制了可以检查的外部高架元件的数量?
法律只规定了要检查的外部高架元件的最小数量，而不是最大数量. Both the local jurisdiction (by enacting an ordinance or other rule) and the association board (by enacting rules or bylaws) may impose greater requirements.
完成检查需要哪些人员证件?
该账单要求由持牌建筑师完成检查, licensed civil or structural engineer, a building contractor holding specified licenses, 或者是被认证为建筑检查员或建筑官员的个人.
Bibliography
http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=5551.