Back in 2018, the California State Legislature passed a bill, which the governor signed into law, that applies to almost all apartment complex owners in the state. According to Senate Bill 721 (SB 721), any apartment complex with three or more units must now have its balconies, decks, and other exterior elevated elements inspected every six years, with the first inspection needing to be completed by January 1, 2025.
Grisafe Architecture is offering apartment owners in Long Beach, California and the surrounding areas qualified inspection services that will put their building in compliance with SB 721.
As a licensed architect, we have the qualifications to complete the mandated inspections. We also have a deep understanding of the law and its provisions and will take the necessary steps to ensure that every building we inspect meets the requirements of the law.
There is a lot to SB 721, so here are the answers to some frequently asked questions about what is commonly known as the Apartment Balcony Inspection Law:
What Needs to Be Inspected According to SB 721?
While SB 721 is commonly known as the “Apartment Balcony Inspection Law,” it’s not just apartment balconies that need to be inspected. According to the law, several different types of exterior elevated elements (EEE) are subject to inspection. These include “balconies, decks, porches, stairways, walkways, and entry structures that extend beyond exterior walls of the building and which have a walking surface that is elevated more than six feet above ground level, are designed for human occupancy or use, and rely in whole or in substantial part on wood or wood-based products for structural support or stability of the exterior elevated element.”
The load-bearing elements, as well as the associated waterproofing elements, must be first visually examined, and then further examined if it is deemed necessary by the inspector.
At least 15 percent of each type of EEE in an apartment building is to be inspected.
Who Can Complete Apartment Balcony Inspections in Long Beach That Comply with SB 721?
Any licensed architect, civil or structural engineer, or general contractor with at least five years of experience who holds an “A,” “B,” or “C-5” license from the California State License Board (CSLB) is qualified to complete the balcony and deck inspections that are now required by California law. You could also use a certified building inspector, as long as he or she isn’t employed by the local jurisdiction.
It’s important to note, however, that very few qualified professionals in Long Beach are actually offering SB 721 inspection services. Most don’t want to take the time to understand the new law and all of its provisions, or do what’s required of an inspector, such as produce a follow-up report.
Here’s another thing to keep in mind: if you hire a general contractor to complete the inspections, that same general contractor cannot also complete any needed repairs. So, if you have a general contractor who you plan to use for repairs, you will want to hire a separate professional for the inspection.
Will an SB 721 Inspector Produce the Required Report?
Anyone who agrees to conduct an SB 721 inspection in an apartment complex is required to produce and deliver the follow-up report that is mandated by the law. This report will be presented to the apartment complex owner (or a designated agent, such as an apartment manager) within 45 days of the completed inspection. If emergency repairs are required, the report needs to be delivered in 15 days or less and also be submitted to the local enforcement agency (city or county). This report needs to be kept on file by the apartment complex owner for at least two inspection cycles.
The report should include photographs taken by the inspector, as well as any test results and a narrative that describes the condition of the balconies, decks, and other exterior elevated elements. It must outline the life expectancy of the existing load-bearing and waterproofing elements and make recommendations for any needed repairs.
How Much Time Is an Apartment Owner Given to Make Repairs
If repairs to any of the balconies, decks, or other EEEs are necessary, the apartment owner has 120 days following the submission of the report to apply for a building permit. Once the permit is approved, the owner is given another 120 days to have the repairs completed. However, if any of the EEEs pose an immediate threat to the safety of occupants, according to the inspector, the owner must restrict occupant access and make repairs immediately.
Repairs that are not completed within 180 days of the report’s submission are subject to fines between $100 and $500 per day.
What Happens If an Apartment Complex Owner Fails to Complete the Balcony Inspection Prior to January 1, 2025?
Any apartment complex owner that does not complete the required inspections prior to the January 1, 2025 deadline will be subject to fines or penalties. The law does not specify what those will be. Instead, they leave them to the discretion of local authorities. However, we anticipate that any fines or penalties will be steep and may even be levied for every day the inspection is past due, on each exterior elevated element in the apartment building. Fines like that can add up very quickly!
The best course of action is to make sure any Long Beach apartment balcony inspections are completed prior to the deadline, or soon thereafter.
Don’t delay! Just because there are a lot of architects, engineers, and general contractors in the Long Beach area who are technically qualified to complete the inspections, there are actually very few who are willing to take them on!
Apartment complex owners who put off their inspections may be hard-pressed to find an inspector at the last minute and will either have to pay rush fees or will find themselves out of compliance with the law as the deadline passes.
How Much Do SB 721 Apartment Balcony Inspections in Long Beach Cost?
Contact us at Grisafe Architecture to discuss pricing on the inspection of your Long Beach apartment complex’s balconies and decks. The costs can vary depending on factors such as the number of EEEs in a complex, the accessibility of each EEE, and the location of the apartment complex. Our minimums are $3,000 per property, or $500 per exterior elevated element. Travel and mileage cost may apply as well.
The team at Grisafe Architecture will provide prompt, thorough service that will put your apartment complex in compliance with SB 721. Contact us today to schedule your inspection.
