Funding Balcony Inspections and Repairs.
Inspection Methods
Inspectors can use the least intrusive method necessary to examine load-bearing components, including visual observation in conjunction with moisture meters, borescopes, and infrared technology. (Civ. Code § 5551(a)(5)) The advantage of a borescope is that only small holes are drilled into the stucco, which are easy to patch. However, it is sometimes difficult for the scope to see signs of water infiltration and framing deterioration. 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 is directly related to reserves needed to repair those structures and because the definition of "replacement cost" includes related expenses, inspection costs can be included in an association's reserve budget. Using reserves to pay for the inspection is not deemed a borrowing.
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 make sure legal counsel reviews them. Below is a list of companies that perform inspections of 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 perform their due diligence and ensure 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.