What are Exterior Elevated Elements?

Exterior Elevated Elements are all elevated decks, balconies, landings, stairway systems, walkways, guardrails, handrails, or any parts thereof that are exposed to weather and with a walking surface more than 6 feet above grade/ground. 该方案仅适用于木结构的外部高架构件，而不适用于混凝土或钢构件.

 

What are load-bearing components?

承重构件是延伸到建筑物外墙以外的构件，从甲板向建筑物传递结构荷载, balconies, stairways, walkways, and their railings, that have a walking surface elevated more than six feet above ground level, that are designed for human occupancy or use, and that are supported in whole or in substantial part by wood or wood-based products.

 

What are associated waterproofing systems?

Associated waterproofing systems include flashings, membranes, coatings, 和密封胶，保护外部高架元件的承重部件不暴露于水.

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I live in a multi-unit residential building with many balconies. Are the balconies in my building safe?

你们大楼里的阳台是按照建筑规范的要求建造的，这些要求在最初建造的时候是有效的. The purpose and intent of the Building Code has always been life safety. To ascertain that the balcony supports have not been compromised over the years, the Exterior Elevated Elements Program requires that all balconies be periodically inspected.

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l live in a recently constructed building. Are the balconies in my building required to be inspected? 

新建住宅楼宇在签发入住证后的三年内，可获豁免检验证明书的规定.

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I've never had this inspection before. When did this become a requirement?

On September 17, 2018, California Governor Jerry Brown signed into law SB 721 and on August 30, 2019, California Governor Gavin Newsom signed into law SB 326.

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When does the first inspection have to be completed?

The first inspection must be completed prior to January 1, 2025.

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I have two years to get the first inspection done. What is the urgency?

Given the number of communities and Exterior Elevated Elements throughout the State, 随着最后期限的临近，安排所需的检查和承包商进行检查所造成的任何必要修理将变得越来越困难和昂贵.

 

Do all Exterior Elevated Elements at each community need to be inspected?

For SB 326, the law requires inspection of a “statistically significant sample” to provide 95% confidence, with a margin of error no greater than plus or minus 5%. SB 721 only requires 15% of each Exterior Elevated Element type to be inspected. 这意味着并非所有元素都将被检查，并且检查的元素数量将根据每个社区的元素总数和管理法律而变化. Elements are selected randomly using a validated random selection process.

 

What does an Exterior Elevated Element inspection entail?

必须检查每个选定的元件，以确定承重(结构)部件的整体状况. This includes support framing that extends beyond the exterior wall of the structure, walking surfaces, attachment points, hardware, railings, and the associated waterproofing systems. Associated waterproofing systems include flashings, membranes, coatings, 和密封胶，以保护外部高架元件的承重部件免受暴露于水.

 

Will an invasive or destructive investigation be needed?

If the framing elements are visible and accessible, a destructive investigation may not be necessary. If the framing is concealed, the licensed professional may need to cut openings in the soffits, other exterior finishes, and possibly interior finishes to expose framing elements and assess the observed conditions.

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我怎样做才能使下次检查时不需要进行侵入性或破坏性检查?

业主可考虑在初步检查时所设的调查性开口位置安装通风口或通道板。. Access panels or vents will enable future inspections to be conducted with relative ease. This work may require a permit.

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Do all dwellings need to be inspected?

Only buildings containing three or more multifamily dwelling units need to be inspected.

 

My deck is only a few feet off of the ground. Does it still need to be inspected?

If the exterior elevated element is more than 6 feet above grade/ground, then an inspection will be required.

 

My exterior elevated element is covered and only has one side open to the outside. Does the inspection requirement still apply?

Yes, if the exterior elevated wood-framed deck, balcony, landing, stairway system, or walkway is exposed to the weather from any side, if the rain can fall upon the surface, or if the moisture can accumulate on the surface or at the joints or intersections.

 

This sounds more like a structural inspection. Why are you concerned with waterproofing details?

SB 326 and SB 721 require an evaluation of the associated waterproofing systems. Water intrusion is a leading factor in the degradation and damage of wood-based products, 当它影响到外部高架元件的结构部件时，这一点就变得非常重要. 导致sb326和sb721立法通过的伯克利垮塌的一个关键因素是甲板结构构件的完全进水和腐烂. For context, that deck was merely five years old.

 

How do you complete the inspection?

The process includes a review of the Exterior Elevated Elements by type and construction. For open-framed elements, the inspection is visual and will include a moisture reading probe of the elements. 封闭的拱肋构件需要在船内外的每个托梁间穿透拱肋，这样就可以对隐藏的结构构件进行评估. This is done using a high-definition borescope. The number of inspection portals is relevant to the size of the element. The basic inspection portal is approximately one inch wide, however, if the soffit is not vented, the option of a larger portal with venting is available.

 

What if the Board wishes to inspect all of the elements in the community? Does the law limit the number of Exterior Elevated Elements that can be inspected?

The law only sets the minimum number of Exterior Elevated Elements to be inspected, not the maximum. 地方管辖机构(通过颁布条例或其他规则)和协会理事会(通过颁布规则或附例)都可能施加更大的要求.

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What are the required personnel certifications to complete the inspection?

This bill requires inspections to be completed by a licensed architect, licensed civil or structural engineer, a building contractor holding specified licenses, or an individual certified as a building inspector or building official.