Frequently Asked Questions
What are Exterior Elevated Elements (EEEs)?
Exterior Elevated Elements are defined as the load bearing components and associated waterproofing systems. Load bearing components are defined as components that extend beyond the exterior walls of the building to deliver structural loads to the building from decks, balconies, stairways and their railings, that have 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.
What are the requirements of SB 326?
Prior to conducting the first visual inspection, the inspector is required to generate a random list of the locations of each type of exterior elevated element. The list shall include all exterior elevated elements for which the association has maintenance or repair responsibility. The list shall be provided to the association for future use.
Upon completion of the visual inspections, the architect or structural engineer shall prepare a written report including, identification of building components, current physical condition of the building components and whether condition presents an immediate threat to the health and safety of the residents, the expected future performance and remaining useful life of the building components, and recommendations for necessary repairs. The report shall be stamped and signed by the licensed architect or structural engineer.
The bill requires the architect or structural engineer to provide a copy of the inspection report to the association upon completion. If any exterior elevated element poses an immediate threat to the safety of the occupants, the architect or structural engineer is required to provide a copy of the report to the local code enforcement agency within 15 days of completion of the report. In this event, the association is required to take preventative measures immediately including preventing occupant access to the exterior elevated element until repairs have been inspected and approved by the local code enforcement agency.
When the report is completed it gets incorporated into the HOA's reserve study. The association needs to keep records of these inspections for atleast 2 cycles.
When do inspections need to be completed by?
Inspections must be completed by the end of 2024 and then every 9 years thereafter. Buildings that are permitted after Jan 1,2020 need to have their first inspection within 6 years after certificate of occupancy.