Funding Balcony Inspections and Repairs.
Licensed Inspector
The Davis-Stirling Act requires that an association's balconies and other elevated external structures be inspected by a licensed structural or civil engineer or architect. (Civ. Code § 5551(b))
Inspection Methods
Inspectors can use the least intrusive method necessary to examine load-bearing components, including visual observation, moisture meters, borescopes, and infrared technology. (Civ. Code § 5551(a)(5)) A borescope's advantage is that it requires only small holes drilled into the stucco, which are easy to patch. However, the scope can sometimes miss signs of water infiltration and deterioration of the framing. Often, the better approach is to open the underside of balconies so an inspector can easily see the structural elements. Some inspectors use both methods, depending on the particular project and the condition of the structures.
Paying for Balcony Inspections
Because the statutorily required inspection of the structural elements of condominium balconies and other elevated structures directly relates to the reserves needed to repair them, an association can include inspection costs in its reserve budget. Using reserves to pay for the inspection is not deemed a borrowing. The association’s reserve study professional should be notified when the inspection occurs, as the results could affect the cost allocations for specific line items in the study.
Balcony Inspection Companies
Vendors' contracts can sometimes be skewed to protect the vendor. This is normal but not particularly beneficial to the association. Before signing any contracts, boards should have legal counsel review them. Below is a list of companies that inspect elevated structures. The information was sent to us by readers of our newsletter and should not be construed as an endorsement by ADAMS|STIRLING. Boards must conduct due diligence and ensure that the company they hire is licensed and insured. See CONTRACTOR LICENSE CHECK.
ASSISTANCE: Associations needing legal assistance can contact us. To stay current with community association issues, subscribe to the Davis-Stirling Newsletter.