We were contracted to inspect the subject property to facilitate compliance efforts with SB-721, informally known as the California Balcony Inspection Law, for exterior elevated elements (EEE). The Inspection included the least intrusive diligent visual inspection of a statistically significant random sample of the exterior elevated elements. The purpose of the Inspection and resulting report is to provide a general and limited physical assessment to assist the property Owner in determining whether the exterior elevated elements (EEE) are in a generally safe condition and performing in compliance with applicable standards.

We appreciate the opportunity to be of service. Should you have any questions or concerns, please contact the undersigned.

Sincerely,

Roland Bogdani, P.E., S.E.

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Property Overall View

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California SB 721

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Inspection Methods

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Executive Summary

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Next Inspection Cycle

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General Recommendations

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Conclusions

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Closing Remarks

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Appendix A - Field Inspections

California Senate Bill 721 mandates the inspection of specific exterior elevated elements ("EEEs"), such as decks, balconies, stairways, and similar structures, by no later than January 1, 2025. Subsequent inspections must be conducted every six years. The primary aim of SB 721 inspections is to verify that EEEs and their associated waterproofing elements are in a generally safe, functional state, devoid of any hazardous conditions caused by issues like fungus, deterioration, decay, or improper alterations.
These inspections serve to safeguard the life, health, property, safety, and welfare of the public and occupants from potential risks.

California Senate Bill 721 identifies a "Statistically Significant Sample" as 15% of the total number of each type of EEE. For instance, stairs, landings, and various balcony types would each represent a distinct batch of EEEs, requiring 15% of the total for inspection. Specifically, a cantilevered balcony would be considered different from an inset balcony, and thus, 15% of each distinct type would require inspection.

This SB 721 Inspection Report was prepared at the request of the Client. Its purpose is to provide a general and limited physical assessment for assisting Client in evaluating the EEEs at this property. The goal of the evaluations was to:

• Evaluate the physical condition of the load-bearing components and associated waterproofing systems of the exterior elevated elements and determines if the exterior elevated elements are in a generally safe condition and performing in compliance with applicable standards.
• Identify current deficiencies that might require remedial work and areas not in compliance with applicable codes or regulations.
• Recommend further in-depth studies, probing and testing, as necessary.
• Exhibit photographic illustrations of exterior elevated elements composition, conditions, and deficiencies.

Link to Senate Bill: SB721

EEEs were visually inspected. Awl probing and a moisture meter were also used to evaluate the wood framing. To facilitate inspection at EEEs concealed by a soffit, several exploratory openings were made, and a borescope camera was used to evaluate the condition of the framing and to check for signs of damage. These exploratory openings were sealed after inspection.

The inspection is intended to assess the general condition of the exterior elevated elements and determine whether they are in a generally safe condition and performing in accordance with applicable standards. It aims to make the client aware of conditions that might have an adverse impact on the load-bearing components of the exterior elevated elements.

GOOD: Components or systems in good condition are considered to be in working order and do not require immediate or short-term repairs. While these components or systems may exhibit signs of wear and tear consistent with their age, they are performing their intended function and may require routine maintenance and/or minor repair work.

FAIR: Components or systems in fair condition are in working order but may require immediate or short-term repairs. Additionally, these components or systems may show signs of deferred maintenance, previous repairs, workmanship not in compliance with commonly accepted standards, obsolescence, and/or approaching the end of their typical expected useful life. Repair or near-future replacement is required to prevent premature failure or accelerated deterioration or to extend their expected useful life.

POOR: Components or systems in poor condition are unsatisfactory, are not in working condition, or require immediate or extensive repairs. This may be due to deferred maintenance, design flaws, or workmanship issues and poses risks to other components. In such cases, major repair or replacement is necessary. Elements are rated as POOR if they no longer serve their purpose, exhibit significant deterioration, or face imminent failure, requiring major repair or replacement.

FAILED: An element is evaluated as failed when it no longer performs its intended function due to a complete breakdown. The element cannot be relied upon for structural support and poses a hazardous condition. Therefore, the element should not be used.

We make the following recommendations to help extend the useful service life of EEEs:

OVERLOADING: Avoid overloading with too many potted plants or other objects. A balcony is likely designed to support a uniform dead load of about 10 PSF and a live load of 40 PSF (50 PSF total) and walkways are typically designed to support a live load of 100 PSF. Saturated garden soil typically weighs between 100 and 120 PCF.

POTTED PLANTS: All potted plants should be fitted with saucers or drain pans.

GRILLS: It is generally not advisable to permit the use of grills on balconies or walkways due to the potential for grease splatter, which can damage certain waterproofing systems. If grills are permitted, we recommend using grill mats under the grill to contain any potentially damaging grease splatter. Grills may also pose a fire safety hazard.

RUGS: Rugs can trap moisture between the rug and the deck, which could exacerbate decay deterioration. We recommend removing rugs.

MOLD: Should evidence of mold be observed at any EEE, we recommend investigation and sampling by a qualified mold consultant to determine the potential for health and safety risks and associated liability related to continued usage of the property by the public.

WOOD-DESTROYING PESTS: If evidence of possible termite infestation is observed at any EEE, we recommend inspection by a licensed pest control inspector. The inspection report should include the following:

• Identification of wood boring organisms (i.e. subterranean or dry wood termites, beetles, etc.).
• Identification of damaged wood components.
• Recommended treatments for infested areas.
• Recommended repairs or replacement of any damaged wood members (non-structural and structural components). In addition, a separate clearance report should be provided upon completion of treatment or recommended work at the subject property

The future performance and projected service life of these inspected exterior elevated elements are deemed adequate until the next SB-721 inspection cycle (assuming maintenance items are completed). However, should hazardous conditions be discovered between now and the next inspection cycle, the Owner is advised to consult with a licensed engineer.

This evaluation did not include an in-depth review of as-built drawings, code compliance, or preparation of engineering calculations related to the building(s) and systems to determine adequacy. Not all exterior elevated elements were inspected. Rather, a randomly selected representative sampling of exterior elevated elements was included in the evalaution in accordacne with the requirements of SB721. This report does not warrant or guarantee the performance of any building components or systems. The conclusions represent professional judgments and are founded upon the limited visual and related investigations performed and the interpretation of such data based on experience and expertise according to the existing standard of care. No warranty or limitation exists, either expressed or implied.

The purpose of the Inspection is to provide a general and limited physical assessment to assist the Client in its evaluation and analysis of the exterior elevated elements of the Subject Property, and to determine whether the exterior elevated elements are in a generally safe condition and performing in accordance with applicable standards. The SB 721 Inspection Report was prepared for and is intended for the sole use and reliance by Client. It is not intended for the benefit of any third parties. The use of and reliance upon this report and any of the opinions or information contained therein by any third party is not authorized and any reliance by any such third party is solely at their own risk.

THE PARTIES AGREE THAT NEITHER SHALL BE LIABLE TO OTHER OR ANY THIRD PARTY FOR ANY INCIDENTAL, INDIRECT, CONSEQUENTIAL, EXEMPLARY, SPECIAL OR CONSEQUENTIAL DAMAGES, UNDER ANY CIRCUMSTANCES, INCLUDING, BUT NOT LIMITED TO, LOST PROFITS, REVENUE OR SAVINGS, LOSS OF GOODWILL, OR THE LOSS OF USE OF ANY PROPERTY, EVEN IF EITHER PARTY HAD BEEN ADVISED OF, KNEW, OR SHOULD HAVE KNOWN, OF THE POSSIBILITY THEREOF.

THE PARTIES EACH WAIVE ANY AND ALL CLAIMS OF ALTER EGO OR PERSONAL LIABILITY THEORIES OF ANY KIND OR CHARACTER AGAINST THE OTHER PARTY SUCH THAT UNDER NO CIRCUMSTANCES SHALL EITHER PARTIES PRINCIPALS, OWNERS, OR SHAREHOLDERS BE PERSONALLY LIABLE UNDER ANY LEGAL THEORY AGAINST THE OTHER PARTIES PRINCIPALS, OWNERS, OR SHAREHOLDERS.

OUR AGGREGATE AND CUMULATIVE LIABILITY TO CLIENT AND ANY THIRD PARTIES HEREUNDER, WHETHER IN CONTRACT, TORT, OR UNDER ANY LEGAL THEORY, SHALL NOT EXCEED THE TOTAL AMOUNT OF FEES ACTUALLY PAID BY CLIENT TO US UNDER THIS AGREEMENT FOR ANY INDIVIDUAL ASSIGNMENT. CLIENT ACKNOWLEDGES THAT THE FEES PAID BY THE CLIENT REFLECT THE ALLOCATION OF RISK SET FORTH IN THIS AGREEMENT AND THAT BOTH PARTIES KNOW AND UNDERSTAND THIS LIMITATION AND FURTHER AGREE THAT NEITHER PARTY WOULD ENTER INTO THIS AGREEMENT WITHOUT THIS LIMITATION OF LIABILITY IN PLACE.