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Need to know facts:

Inspections are required for all buildings with three (3) or more apartments.

For buildings older than six years, the first inspection must be completed by January 1, 2025, and then every six (6) years thereafter.  For buildings permitted for construction on or after January 1, 2019, the first inspection must be done within six (6) years of completion, then every nine (9) years thereafter.  For buildings inspected in the three years prior to January 1, 2019 that have a report stating wooden structural members and associated waterproofing elements are in proper working condition and do not pose health and safety threats, those buildings are not required to be inspected until January 1, 2025.

Inspections must be performed by a California-licensed civil or structural engineer, architect, “A,” “B,” or “C-5” classification contractor, or certified building inspector or building official – the “Inspector.” 

The Inspector visually inspects a sample of at least fifteen percent (15%) of the apartment building’s “exterior elevated elements” (“EEE”), which are wooden load-bearing structural components that extend beyond the exterior walls of the building, and their associated waterproofing elements.  EEEs include balconies, decks, porches, stairways, walkways, and entry structures, and their supports and railings, that have a walking surface elevated more than six feet above ground level.

The Inspector shall determine whether EEEs are in a generally safe condition, adequate working order, and free from hazardous conditions caused by fungus, deterioration, decay, or improper alteration so as to ensure the health and safety of occupants.  If it is determined that EEEs are in compromised condition, the Inspector may need to conduct further inspections based on their best professional judgment.

Within forty-five (45) days of completion of the inspection process, the Investigator must present a written report to the owner identifying: (1) EEEs at the property; (2) their current condition and whether there are conditions that present an immediate health and safety threat; (3) expected future performance and projected service life of EEEs; and (4) recommendations for necessary repair or replacement of EEEs.  

If the report calls for emergency repair of EEEs, they must immediately be closed to occupant access until repairs are completed and inspected by local building authorities.  Further, a report requiring emergency repairs must also be provided the local building authority within 15 days of being issued.

As to non-emergency repairs, the owner must apply for a building permit within 120 days of report issuance and complete repairs within 120 upon approval of the permit (unless an extension is granted by the local building authority).  Failure to timely repair exposes the owner of civil penalties of $100-$500 per day until completed.