California Balcony Law Inspection Update
Dr. Dilip Khatri, PhD, SE Khatri Int. Civil & Structural Engineers, Architects
Figure 1: Before close of escrow.
At the beginning of this year I told my staff this is the “year of the balcony” and certainly this is true. I have a dedicated group who I affectionately refer to as the “Balcony Brothers,” dedicated 100% to balcony inspections because we have been inundated with work to meet the 2024 deadline on this law. As we go through our inspections, I’ve observed lots of interesting facts to share with our audience of clients and property management companies which “enlightens and frightens” simultaneously.
Perhaps the most surprising facts stem from the hidden damage observed at certain properties. We recently inspected a beautiful condominium that sold for over $1,500,000.00 and the exterior areas looked pristine [see Figure 1] with no signs of potential damage. Then we opened up the areas upon a contractor request and found the hidden damage [see Figure 2].
The damage is substantial and extends beyond the balcony zone into the structural walls and will require significant reconstruction efforts. No doubt the cost of repair will be well beyond the original balcony repair budget, and we’ve only started on one unit. There are still plenty of others to look at next.
Figure 2: After close of escrow LESSON ONE
Expect the Unexpected Southern California has long-term moisture problems in every building, regardless of zip code. However, my inspections have shown that the closer to the ocean, with higher humidity, there is an increase in the presence of dry rot and termite infestation. The real culprit is the lack of waterproofing which is endemic throughout this state.
Figure 3: Termite and dry rot damage 18 May | June 2023
Figure 4: Dry rot and weakened balcony rails that will fall anytime.
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