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Inspectors Answers
How do I become a Deck Inspector? Do you have a Franchise?
Answer:
In the case of HOA’s/Condo’s, you must be a properly licensed architect or structural engineer.
In the case of apartment complexes, you must be a properly licensed architect, structural engineer, civil engineer, contractor (A, B, or C5), or certified ICC inspector.
For Franchise information contact Deck Inspectors at: Deck-Inspector@DeckInspectors.com and ask. Deck Inspectors is quickly becoming California’s leading inspection company for both HOA/condo inspections and apartment complex inspections. Become part of the team!
Decks Over Living Space and Guard Walls. Do they need to be inspected, Yes or No?
Our association is located in Santa Maria, and we have 120 units with balconies and stairs. We interviewed two architects and one engineer to inspect the decks and balconies. Each of the inspectors had different answers to our questions and we are not sure what the real answers are. We are hopeful you can help answer our question and provide pricing for the inspection.
We have many decks which have small walls surrounding the deck and numerous decks over living space. The question is, does the deck need to be inspected if it has walls around the perimeter of the deck or living space below the deck? One inspector said no, the other two said yes and stated we had to have a borescope performed to comply with the law. What is the real answer?
ANSWER:
Thanks for sending your question. The question is not uncommon, but many inspectors cannot seem to provide an adequate response. We will give it a shot….
The law is specific and requires all “load bearing components” to be inspected. These are defined as components that are at least 6 feet above the ground and designed for human occupancy with a walking deck surface which extends beyond the exterior walls of the building. The law also requires any associated waterproofing systems to be inspected. There are NO exclusions or exceptions in the law for decks with surrounding guard walls or those that also happen to be built over living spaces. In fact, the latter can be even more problematic in that any damage could occur to the entire building structure, not just to a post or a beam supporting a cantilever deck.
Thus, at Deck Inspectors, we believe that timely inspections of all types of “load bearing components” are crucial.
Deck Inspectors works throughout California. Please call our office or email a request for inspection/pricing. Our staff will be happy to assist you.
What are the minimum inspection requirements?
Answer:
The intent of the legislature is to ensure the structural integrity of exterior elevated elements (“EEE”) to minimize risk of injuries or death and maximize the safety of residents and their guests. Having said that, the law does not require you to start tearing apart your decks to ensure their safety. In fact, the opposite is true. Indeed, the law calls for inspectors to conduct inspections using the least intrusive method necessary. This means that you do not need to cut or bore into the structure unless you are sure that doing so is necessary, and many times it’s not!
At Deck Inspectors, our inspections ALWAYS start with a visual inspection or a visual inspection in conjunction with, for example, the use of moisture meters or infrared technology. We do not start by destroying your decks to inspect them!
Which building components are looked at during the Visual Inspection?
ANSWER:
- “Associated waterproofing systems” include flashings, membranes, coatings, and sealants that protect the load-bearing components of exterior elevated elements from exposure to water.
- “Exterior elevated elements” mean the load-bearing components together with their associated waterproofing system.
- “Load-bearing components” means those components that extend beyond the exterior walls of the building to deliver structural loads to the building from decks, 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 is supported in whole or in substantial part by wood or wood-based products.
- The Visual Inspection should always start with a visual review of the stairs, decks, railings, and waterproof systems.
We have 150 units with decks and walkways. What is the minimum number of decks that need to be inspected?
ANSWER:
The law requires HOA’s/Condo’s to inspect a “statistically significant sample” which translates to a sufficient number of units inspected to provide 95% confidence that the results from the sample are reflective of the whole, with a margin of error of no greater than plus or minus 5%. Unfortunately, this is not as simple as choosing 15 decks or walkways out of 100, for example, but is, instead, a function of a more complicated formula that depends on such factors as population size, confidence intervals, and standard deviations. In turn, the law requires owners of apartment buildings to inspects a minimum of 15% of each type of their Exterior Elevated Elements.
The above notwithstanding, at Deck Inspectors we believe it is in your best interest to have 100% of your Exterior Elevated Elements inspected. Why? Because doing so would not only provide a fuller and more accurate understanding of the current condition of your EEE, but with a baseline against which all future inspections would be conducted. Indeed, if only a sampling is used for this critical inspection, there could easily be one, two or a dozen or more elements that are failing and that, if gone unchecked, may result in injury to property or persons, if not worse.
From a cost perspective, there can be no question that the value of a 100% visual inspection far outweighs the cost of having to address the possibility of injuries or even death because of deteriorated or damaged EEEs which have gone unchecked through the use of a statistical average method, not to mention the inevitable dreaded lawsuits from those who suffer injuries or their loved ones. A complete inspection of the EEE in the case of HOAs/condos could also result in more accurate reserve studies, enabling you to achieve a better understanding of the life expectancy of your decks and balconies and to plan for any necessary repairs or replacement costs which effect HOA dues.
Our Association has limited funds. We can’t afford the inspection. What are we to do?
Our Association has limited funds for the new inspection laws, however, we know we have to complete the inspection, so we called an engineering company to come out to give us a price for SB326 (CA 5551) inspections. The engineer told us the ceiling below the deck surface had to be removed to inspect the structure, or an option would be to have borehole testing performed at a lesser rate from under the decks (we have stucco ceilings under the deck). Thinking borehole testing was easier and less costly, we opted to start with borehole testing. When we received the price, we were shocked. The price to borehole 75 units for testing was $55,000 just for the testing. I hate to imagine what the cost would be to remove the deck surfaces. We don’t have the money for borehole testing. What do we do now?
ANSWER:
Borehole testing can be an invaluable tool for inspectors, but it sounds like the borehole testing estimate you received did not consider the first rule of inspection dictated by law, which is to start with the least invasive method. In most cases, that is a visual inspection, not a ceiling removal or borehole testing.
Unfortunately, there are some inspectors out there who use borehole testing to exploit the inspection process, effectively selling less for more. Let’s look at it this way: say you have a deck that is 10’ wide by 5’ deep (the outside edge length is 10’ and the length to the inside wall is 5’… in other words, a rectangular deck). The structure is wood framed with the framing extending beyond the building walls to the outside edge of the deck. The joists supporting the deck are 16” apart or closer. Still with me? Now that we can (hopefully) visualize the deck, we need to figure out how many holes and how far apart they need to be drilled under the deck to inspect the structure using the borehole method. In this example, the inspector would, at a minimum, need to bore 10 holes on the outside of the deck, 10 holes close to the building walls, and 5 holes on each side of the deck joists. Tallying these up, the inspection itself leaves you with at least 25 holes in the ceiling below the deck! But that’s not all. If built correctly and per code, every structure has blocking at least 4’ away from the wall. This means you must now add another 10 holes on each side of the blocking. Thus, using the engineering company’s borehole testing method, you are left with at least 45 holes in the deck as a method of determining whether the structure is damaged. Those holes must be repaired. Now multiply the repair cost by the number of units and it becomes abundantly clear that, unless you happen to be Elon Musk, Jeff Bezos, or Bill Gates, you are right to be concerned and your economic concerns should extend far beyond the cost of borehole testing, alone.
To assuage your concerns, we recommend the following:
Start with a Visual Inspection ONLY. Don’t be swayed by the inspector who says it’s best to start drilling holes. Visual Inspections are far less expensive and allow your Association to focus resources on repairing any existing problems the inspection might reveal.
Once the visual inspection is complete, review the EEE visual inspection report with the inspector and determine what further action may be required, if any. For example, if the inspection reveals areas of water stains under the decks, or that the decks are buckling, we recommend the removal of the deck surfaces to inspect the structure underneath because those are signs that the deck surface may be failing and, if so, will need to be removed anyway to repair the structure. Thus, why pay more to drill holes under the deck!?
What is included in a Visual Report?
ANSWER:
As the name reveals, with a visual inspection our inspectors visually inspect your EEE without boring or cutting into the surfaces of your structures. In turn, our comprehensive visual inspection report will provide you with easy-to-follow photos of your EEE (deck, stairs, walkways, railings) for each unit we inspect, an assessment of the condition, and the life expectancy of the element based on that assessment. For example, a deck that is sound, shows no signs of leaks, and is well maintained should have a useful life of about 4 years and possibly more, while a deck with cracks, signs of leaks, or one that is buckling or showing other signs of failure of the waterproofing system indicates much bigger problems with the structure. The useful life expectancy of such decks could be as little as 0 years, which would require immediate attention. In the case of apartment buildings, our comprehensive visual inspection report will also clearly indicate if the EEE being inspected needs further review through an invasive method, while for condominium complexes our inspectors will inform you of the need for secondary inspections even prior to preparing a written report.
What is the Invasive Report?
ANSWER:
An invasive inspection report will reflect our inspector’s deeper look into your structure. This method of inspection is critical if the inspector believes the waterproofing or metal integrations have been breached or if other signs indicate that structural failures are occurring. Such signs may include sagging beams, rusting metal, and buckled decks. You may expect an invasive inspection report to identify what damage has occurred and what repairs may be necessary to address the damage to render a particular element safer. An invasive report should not dictate a method of complete repair, however, unless you specifically request this information as part of the report and make certain to follow all applicable building codes. Similarly, an inspection report should not be used to determine if the deck meets current building codes; although, on occasion, an inspector may cite improper construction leading to damage where building codes may not have been strictly followed at the time of construction.
What is the Final Report?
ANSWER:
A Final Report summarizes the visual and any invasive inspection report and confirms that all required repairs have been completed.
When is the Local Building and Safety Notified?
ANSWER:
- If the inspector finds any conditions where he/she feels the safety of the resident, or any pedestrian is at risk. This is a subjective standard and one the owner/resident should take seriously.
- The Inspectors’ opinions are just that, they are professional opinions, therefore it’s advisable to contact the local building and safety departments and ask a building official to review the inspectors’ concerns. Alternatively, you can have another qualified inspector review the safety concerns and offer an opinion, either way, the condition should be looked at very seriously. Example of a safety condition. A few years ago, as I was inspecting balcony decks on apartment projects, I pushed slightly against the balcony railing. The railing fell to the ground, fortunately, I didn’t. In another instance where the railings are made of wood, I found small signs of dry rot in the wood pickets. When I wiggled the pickets, the pickets fell off, leaving a large hole where children can fall. Interestingly, the property manager was appalled that we noted these issues as safety concerns and even got a second opinion, and guess what, the second inspector was so concerned he called the local building and safety department and asked that they inspect. The building and safety department red-tagged the decks until all railings had been removed and replaced to the new building code standards.
Where does the inspection report go?
ANSWER:
For HOA’s/Condo’s, inspection reports should go to the Board of Directors for inclusion in the Reserve Study.
For Apartments (multi-family dwellings), inspection reports should go to the owner for retention and use.
Does the inspector check for code violations?
ANSWER:
Generally speaking, when conducting inspections pursuant to CC 5551 (HOA’s/Condo’s) or HS 17973 (Apartments), inspectors are not charged with inspecting for building code violations. Of course, this does not preclude an inspector from noticing a safety concern resulting from a violation of the code and informing you about it. The intent of the law is to protect people’s safety by raising awareness of problems among those with the power to correct them. The ultimate goal of our inspectors is to make you aware of safety concerns so that injuries could be prevented.
Does the inspector check for code violations of out-of-date code?
ANSWER:
Say, for example, your building was constructed in 1970’s when building codes were different than they are today and, therefore, it does not comply with today’s building standards. If your EEE is not damaged and does not pose a safety concern, the inspector would nevertheless have no need to note a violation in the report. In fact, we recently performed an inspection at just such a building and the property manager asked if the railings had to be replaced because they do not comply with current code requirements. In the case of this property, we found the railings to be safe and sound and therefore had no reason to find they required removal. On the other hand, if the railings would be rotting and failing, the inspector would call for replacing them and those replacement railings would, in turn, need to meet current building standards.
Does the inspector check railing heights?
ANSWER:
Inspectors are not tasked with checking to ensure that railings are of a proper height, but, rather, reviewing the physical condition of the railings to determine whether they pose a safety issue.
What does a typical sampling of the element mean?
ANSWER:
In order to determine what constitutes a typical sampling of an element, we must first understand what an “element” is. For our purposes, it’s the “Exterior Elevated Elements” that matter and the law defines those to encompass the “load-bearing components” together with their “associated waterproofing system.”
Load-bearing components are those “components” (strucutal wood, plywood, metal hangers, etc.), that extend beyond the exterior walls of the building to deliver structural loads to the building from decks, 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.
Associated waterproofing systems include flashings, membranes, coatings, and sealants that protect the load-bearing components of exterior elevated elements from exposure to water
We have been told by our contractor all decks must be borescoped to see inside the deck. Is this correct?
ANSWER:
As the law specifically requires inspectors to use the least invasive method of inspection, we recommend starting with a Visual Inspection unless, of course, some aspect of your property condition tells the inspector that using a borescope happens to be the most economical and least damaging method by which to inspect in your case. An example of such a situation might be where the structure is wood with a waterproof membrane applied with a concrete walking surface. If there are signs of damage and leaks under the deck, the inspector may suggest boring holes below the deck. Note, however, that this testing may prove to be a more costly method of inspection.
We have been told the tile must be removed to see the plywood and the deck structure. Why?
Answer:
Tile, like concrete, limits an inspector’s ability to assess the waterproofing and metal flashing from the top of the deck surface. Prudence nevertheless dictates that the inspector first visually assess the structure to determine if there are any signs of leaks, damage, or failure. The inspector should also assess the integrity of the tile and stone by checking for such things as cracking, lifting, buckling, or looseness. If any of these conditions exist, the inspector may request to remove tile in select areas to inspect the waterproof membrane and structure underneath. In this example, a borescope would be less effective than an invasive investigation from the top of the deck surface.
We have been told the railings are too low. What are the rules?
ANSWER:
When an inspector cites in his/her report that railings are too low, the inspector is likely concerned with a safety issue, rather than a particular building code violation. A building built in the 1970’s, for example, is not likely to have railings that are 42” high with pickets 4” on center-wide but, unless the physical condition of the railings poses a safety concern, the height, alone, would not necessarily require their replacement in order to comply with the law that governs these inspections. Of course, if the railings need to be replaced to address a safety concern, the new railings would have to meet today’s building codes and standards.
Can an inspection report be challenged?
ANSWER:
This is a great question, and one that we often get. When Deck Inspectors performs an inspection, our inspectors try extremely hard to ensure that they document all conditions which affect the integrity of the structure or can lead to damage to the structure. Given that our inspectors’ reports (and, of course, invariably those of other companies’ as well) reflect inspectors’ opinions of findings, they are subject to discussion. Erring on the side of caution, our inspector may point out a non-emergency condition that s/he thinks should nevertheless be addressed, but an owner may not clearly understand the inspector or the options that may exist to resolve the findings. For example, if the inspector’s report cites cracks in the waterproof membrane and calls for repairs, the inspector may only be asking for the repair of the crack versus the replacement of the entire deck coating system. Where the entire deck is damaged, however, replacement may be the only viable solution to address the condition.
We have experienced situations where an owner argued his deck had never leaked despite clear evidence of leaks by way of stains on the underside of the deck or takes issue with lose railings, arguing that her railings had never fallen. Ultimately, the inspector is there to assess the property condition and has a duty to inform you of issues to try his/her best to prevent injuries from occurring. Thus, challenging the inspectors’ findings to save on the costs of addressing the issues only places lives and property at risk.
Do you perfom inspections in San Luis Obispo?
I am on the Board of Directors for a 60 unit HOA. We are located in San Lusi Obispo. Does your company provide inspections in San Luis Obispo?
ANSWER:
Yes, we perfom inspections throughout California.
Borescope Inspection. Fraud or Legitimate?
Our HOA is doing maintenance on the balcony decks. The contractor said all of the decks must be inspected with a borescope and a new vent installed. I read the law and its says to do a visual inspection with the ‘least invasve method.” Why does our contractor waant to drill holes and borescope on all of the decks if there are no visual signs of problems? I have also read other comments on your website and there appears to be a common question with these borescope inspections. Are they truly needed and if so, why?
ANSWER:
Inspection of the EEE by boring or cutting holes into the structure makes sense if there exists visible damage to the structure. Unfortunately, we are finding that unscrupulous inspectors are using the enactment of the statutes mandating inspections to mislead HOA Boards and apartment owners by convincing them that this methodology is the only way to inspect, all the while themselves unnecessarily causing property damage while charging a higher price for the “privilege.” At Deck Inspectors, we do not create unnecessary work to charge a higher price when your exterior elevated elements do not call for doing so. We strongly recommend that you consider less invasive options before agreeing to having holes cut or drilled into your structures and that you secure competing prices for the work.
Are inspectors licensed by the state of California?
ANSWER:
Yes, in a manner of speaking. Although no state agency licenses a deck inspector as such, architects, engineers, and contractors are all licensed by various state agencies, while ICC inspectors are certified by their governing organizations.
In the case of HOA’s/Condo’s, your inspector must be a properly licensed architect or structural engineer. In the case of apartment complexes, your inspector must be a properly licensed architect, structural engineer, civil engineer, contractor (A, B, or C5), or certified ICC inspector.
What if I do not have the inspection completed?
ANSWER:
If you are an apartment owner, the law requires you to complete an inspection by January 1, 2025. Also, any permit to make non-emergency repairs must be obtained within 120 days of the date of an inspection report and repairs must be completed within 120 days after pulling the permit. If repairs are of an emergency nature due to a condition posing an immediate threat to individuals’ safety, you are required to effectuate immediate repairs while blocking access to the dangerous structure until repairs are completed. While the law provides a little breathing room, it does require an inspector to notify local building and safety authorities if an apartment owner does not comply with the non-emergency repair requirements “within 180 days.” Moreover, any owner who does not complete the repairs within 30 days of a notice issued by local building and safety is thereafter subject to a civil penalty between $100 – $500 per day for every day that repairs are not completed.
Similarly, HOAs must complete an inspection by January 1, 2025. Any non-emergency repairs recommended in an inspection report should be performed by the association as part of its responsibility to ensure, “the continued ongoing maintenance of the load-bearing and associated waterproofing systems in a safe functional, and sanitary condition… as required by [the] association’s governing documents.” Unlike with apartments, there is no monetary penalty assessed for failing to perform recommended non-emergency repairs. In turn, where a dangerous condition posses a threat to safety, an HOA, like an apartment owner, must make immediate emergency repairs while blocking access to the dangerous condition until repairs are completed. In this case, presumably so that local authorities could monitor and ensure that emergency repairs are done, the inspector would also send the report notifying of the need for emergency repairs to the authorities within 15 days of the report’s completion.
HOA/ Condos do not have a penalty for failure to comply, however, the legislature crafted the law to provide protections through Davis Stirling Act. Also, should the HOA/ Board of Directors refuse to make repairs, resulting in injury, I would think legal scholars would agree, the HOA board members may be subject to personal liability for negligence. This is one that I am certain will be tried in court, sooner than later, and I would hate to be a Board member accused of being intentionally negligent.
What happens if the inspection requires a lot of repairs to my building and I cannot afford to make repairs?
ANSWER
There are no provisions in the law for either an Apartment owner or an HOA / Condo to argue the need for a reprieve because they cannot afford to make repairs. Making such an argument is tantamount to the many slum lords who refuse to make any repairs. It is our opinion, if you own the property, you should be responsible for ensuring its safety, especially when you rent the space to others.
There are many inspection companies. What are the differences between inspection companies?
ANSWER:
The laws pertaining to inspections are relatively new, so unscrupulous individuals or their companies are popping up to take advantage of unsuspecting and unknowledgeable consumers. In fact, you are bound to come across companies advertising on the Internet which are run by individuals seeking to pass themselves off as inspectors despite their professional licenses having been stripped away from them. Of course, there are also diligent professionals who seek to assist you in meeting your legal obligations prior to the fast-approaching deadline of January 1, 2025. The problem lies in distinguishing between the two groups. Here at Deck Inspectors, we can help. We ensure that our inspectors are properly licensed or certified in their respective professions and possess the requisite expertise and experience to meet your inspection needs. You would be wise to stay away from so-called inspectors who have had their licenses suspended or revoked and to seek referrals or recommendations from others to help weed out unqualified inspectors.
Is the architect’s opinion more credible than the engineer or the other way around?
ANSWER:
As the law permits both architects and structural engineers to perform inspections, neither holds the “more credible” opinion and, provided that they are properly licensed, each is likely to bring an important perspective to an inspection. Notably, the law also permits inspections of apartment complexes by civil engineers, ICC inspectors, and contractors holding an A, B or C5 license, each of whom brings a particular expertise to your inspections. Indeed, sometimes a combination of opinions optimizes solutions to a given problem with your EEEs.
What is the average cost of an inspection?
ANSWER:
Although each property is unique, thus making it impossible to provide a universal answer, a basic visual inspection of a 1 – 25 – unit property should cost in the range of $2,500-$3,000, including a report and excluding any invasive testing or repairs. The law requires that you start with the most minimally invasive inspection method, so we suggest that you start with basic visual observation and then tailor your inspection to accommodate your needs. While you might find an inspector who charges slightly less or one who hopes to charge you several thousand dollars more, as the Latin phrase warns, caveat emptor, or let the buyer beware!
Are the inspections charged per hour or per unit, deck or what?
ANSWER:
While the basis of inspection fees may differ from inspector to inspector and inspection company to company and may depend as much on the particulars of your property as on the inspector’s workload and inspection processes, whether you own an apartment complex or sit on the Board of an HOA, at Deck Inspectors we generally charge a flat rate if your property has 25 units or less and gradually increase the price with your property’s increased size and/or inspection needs.
How long does it take to get an inspection and the report?
ANSWER:
At Deck Inspectors, we are asked to perform countless inspections so wise property owners, managers, and Board members schedule us to come out in advance! Our diligent inspectors put in the time and effort to ensure that your inspections are done right without unduly delaying the process just to charge more. Nevertheless, our current backlog is about 4-6 weeks, which is expected to significantly increase as the January 1, 2025 inspection deadline approaches.
When we come out to inspect, we usually take an average of 1 – 3 days to conduct a visual inspection, depending upon the size of your property, and we make every effort to provide you with an inspection report within 24 hours of completing an inspection. Invasive testing undoubtedly takes longer, and the duration of such inspections often depends not only upon your property’s size, but also its condition.
Given these dynamics, don’t delay and call today to schedule your Deck Inspectors inspection.
We are trying to get a sample copy of an inspection for our Association. The inspectors we contacted would not give us a sample. Will Deck Inspectors provide a sample?
ANSWER:
Deck Inspectors is pleased to provide a sample of our work to any prospective client. Kindly be aware, however, that our processes and inspection reports are proprietary and specific to our company and protected by Trade Mark. Thus, they are not to be copied or misappropriated for use by our competitors.
We have been told the inspection cost would be tens of thousands of dollars, is this true?
ANSWER:
Unfortunately, this is the pitfall of using an unqualified inspector. In the rear case, an inspection can cost tens of thousands of dollars, however, this would be where there are many hundreds of units and conditions that take countless days to inspect. For most HOA and Apartments, the inspections are a fraction of the cost.
Our association was charged $40,000 for an inspection and nothing was found to be damaged, however the inspector stated in his report all the railings need to be brought up to code. Is this correct?
ANSWER:
As noted in the immediately preceding answer, unless your property consists of hundreds of units, has significant problems, and the inspection took an extended period of time, a $40,000 inspection fee seems exorbitant, particularly given that the condition of your property appears to be sound. Moreover, the purpose of these inspections is to ensure the public’s safety, not to confirm that a particular element comports with current code requirements. Thus, if the subject railings complied with code requirements when originally installed and do not currently pose a safety concern, the inspector would not have reason to call out the railings. On the other hand, if the railings presently pose a safety concern and the safety concern requires that you replace the railings, the replacement railings would need to comport with today’s standards. When in doubt, you could also contact your local building and safety department and ask for guidance
What exactly is inspected during the inspection process?
ANSWER:
Civil Code section 5551, which pertains to condominiums that contain 3 or more units, requires inspections of exterior elevated elements that are at least 6 feet off the ground and their associated waterproofing systems. In turn, Health & Safety Code section 17973, which pertains to multi-family dwellings like apartments that contain 3 or more units, requires inspections of exterior elevated elements with load-bearing components and their associated waterproofing systems.
Thus, whether we are inspecting condominiums or multi-family dwellings like apartments, at Deck Inspectors our inspectors will inspect such things as your balconies, decks, and exterior walkways, as well as their component parts, including things like sheet metal integrations, railings, exterior stair assemblies, wood frames and joists, stucco integrations, door assemblies, attachments and hangars, surfaces, and, of course, the waterproofing.
Can the architect or engineer be from the same company performing the work?
ANSWER:
The law pertaining to inspections of both condominiums and multi-family dwellings like apartments permits architects and structural engineers to perform inspections and does not contain an express prohibition against the involvement of either in the repair work. At least conceptually, it makes sense for such an inspector to stay involved, and the consumer might benefit from a “one-stop shop” to meet its needs. Notably, the law specific to inspections of multi-family dwellings also permits inspections to be conducted by contractors holding an A, B or C5 license with certain required experience and, as to those, the law provides, “No recommended repair shall be performed by a licensed contractor serving as the inspector.” Of course, that does not mean that a duly licensed contractor cannot own both an inspection company and a company doing repair work and, once again, as the consumer you might benefit from that continuity. With all that having been said, Deck Inspectors always encourages its customers to obtain several bids for any inspection and any repair work to ensure that you will be getting the best work for the best price.
Can a civil engineer perform inspections?
ANSWER:
The answer is YES, for Apartments. The law specifically includes civil and structural engineers, as well as architects, ICC Cerified Inspectors, and Qualified General Contractors with experience.
Can anyone other than Architect and Engineers perform inspections.
ANSWER:
Not for HOA, however, we have found the best approach is to employ an Architect or Structural Engineer who is experienced in the application of waterproofing building envelopes, or a waterproofing contractor who employs the services of an architect or engineer.
Our property manager told us he has gotten multiple opinions about inspecting the structure below the surface, that we should only use an inspection company who performs the inspections using borescopes.
ANSWER:
This method requires holes to be drilled into your surfaces so that a borescope (a small camera about ½” in diameter) may be placed into the holes that the inspector would core. The typical borescope comes with a light to illuminate the interior of the hole, but even with that light, an inspector would only be able to inspect about an 18”-area directly in front of the camera (although there are longer borescopes on the market, they are difficult to control when over 2’ long). Given these constraints, using this method would require an inspector to drill numerous holes about 12” apart around the entire perimeter and center of the deck where wood blocking is placed. Thus, not only does this invasive method itself jeopardize the integrity of your surfaces, the method does not permit one to see everything that is going on below the surface because of the areas hidden from the borescope and therefore the inspector’s view.
There are many unscrupulous inspectors who will try to sell you on borescoping (at a price 10 times higher than a visual inspection) and even convince you to remove your surfaces under the pretext of some requirement to access the structures below. In reality, the law requires inspectors to start with the least invasive method of inspection, so at Deck Inspectors we do a visual inspection first. We look for signs of failure before assuming (often wrongly) that failure has already occurred. If signs of dangerous conditions exist, we might ask you to consider borescoping as one method of invasive testing, but we will certainly attune you to the limitations of the borescope method, as described above.
Are the new “accessible soffit vents” the best way to prepare for future inspections?
ANSWER:
NO. These soffit vents, like all others, only provide access within the clear areas and up to the limit of the borescope’s reach. Soffit vents are best at providing cross ventilation to the wood deck, helping to combat trapped moisture in a soffit that is sealed or wet conditions under the deck that often result in dry rot. They do not help to resolve leaks or damage occurring in other areas, however, such as on top of a deck, under a door threshold, or to waterproof traffic coatings, parapet walls, and guard rails. Thus, do not be misled into spending hard-earned sums on these vents thinking they provide easy access to all areas of the structure for future inspections or that they are the answer to all your safety concerns
Deck Inspectors provided a proposal for Visual Inspection. We also have a proposal from an Engineering Company, which is 80% more than yours. Why?
I sit on an HOA Board of Directors. We called several companies for an estimate to perform the State required inspections. Your company provided us with a Visual Inspection proposal, and we had an Engineering Company provide us with their estimate. The cost of the Engineering company is 80% more than Deck Inspectors Visual Inspection. When we questioned the Engineering company about their prices, they said they only perform Invasive Inspections using borescopes and removal of the surface materials, that Visual Inspections were a waste of money and they would not sign off a Visual Inspection report. Please explain why they have this opinion?
ANSWER:
The law requires inspectors to use the least, not most, intrusive method of inspection, and that typically starts with visual observation or visual observation in conjunction with the use of moisture meters and/or infrared technology. We cannot assume the existence of dangerous conditions and only move onto invasive testing involving borescopes or removal of surface material if our visual inspection reveals signs of unsafe conditions. Indeed, let’s presume, for the sake of argument, that your condominium complex was recently constructed and shows absolutely no signs of leaks. Should you be required to drill holes and remove surfaces, only to jeopardize your structures and needlessly spend money on repairing the inevitable damage such testing would cause? No! At Deck Inspectors, our inspectors have the knowledge and experience to quickly assess the condition of your property without destroying it unnecessarily. Only upon discovering unsafe conditions would our inspectors suggest the need for further testing using invasive means. Rest assured that the law does not require us to start with invasive testing…and our prices are not too good to be true!