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加州阳台检查: 
SB 721 & SB 326

The deadline to complete the first inspection is no later than January 1, 2025. 

悲剧变成法律

The bill arose in response to the tragic deaths of six UC Berkeley students, 6月16日, 2015, 午夜过后不久, 一群学生聚集在阳台上, 倒塌. The 阳台 was on the 5th floor of an apartment building. 2015年6月, Mayor Tom Bates of Berkeley promised a wide-ranging investigation into the cause of the accident. 大量证据表明,施工不当和防水不当导致的干腐导致了坍塌, 而不是13个学生的体重.

SB 721

9月17日, 2018, California Governor Jerry Brown signed into law SB 721 – “The Balcony Inspection Bill.” This law requires inspections of multi-family residential buildings with three or more units.

SB 326

On August 30, 2019, 加州州长加文·纽森签署了sb326法案. 该法律要求对住宅业主协会(hoa)控制的共管公寓或多户住宅进行检查。.

哪些属性会受到影响?

A在加州,所有拥有三个或更多住宅单元的多户住宅建筑,如果全部或大部分依靠木结构支撑的“外部高架元素”,都必须遵守这项法律.

 

Buildings containing three or more dwelling or sleeping units listed below:

  • 公寓房屋,共同租户和居住/工作单位.

  • Dormitories, fraternities, sororities, convents, and monasteries.

  • 酒店, 汽车旅馆和分时度假酒店, 寄宿的房子, 以及聚集住宅(10人以上的暂住住宅和16人以上的非暂住住宅).

  • Residential Assisted Living 设施 and Social Rehabilitation Residential 设施.

 

SB 721影响所有拥有三个或更多多户住宅单元的住宅建筑,SB 326影响共管公寓和其他共同利益开发项目. Buildings that are proposed for conversion to condominiums to be sold to the public after January 1, 2019, 必须在第一次交割前检查吗.


升高
元素

根据加州民法典第5551(a)条

(1) “Associated waterproofing systems” include flashings, 膜, 涂料, 密封胶可以保护外部高架元件的承重部件不受水的影响.

(2)“外部高架构件”是指承重构件及其相关的防水系统.

(三)“承重构件”是指延伸到建筑物外墙以外,向建筑物传递结构荷载的构件.

 

根据SB 721和SB 326, 加州民法典修正案, these requirements apply to all exterior elevated elements, 其定义为:

  • Weather-exposed(我.e.,而非室内)

  • 延伸到外墙之外

  • 位于邻近地面以上6英尺的

  • 木框架(非混凝土或钢)

 

以下是一些外部高架元素的例子:

  • 阳台, 甲板, 门廊, 楼梯, 人行道, and entry structures that extend beyond exterior walls of the building and that rely in whole or in substantial part on wood or wood-based products for structural support or stability; and

  • A walking surface that is elevated more than 6 feet above ground level.

  • 为人类居住或使用而设计的阳台.

该法律的目的是确定外部高架元件和相关防水组件是否处于总体安全状态和足够的工作状态,以确保公众或居住者的安全或福利不会受到威胁. 法律要求检查相关的防水组件,以保护承重元件,包括金属板闪光, 膜, 涂料, 密封剂, and features that may penetrate the membrane such as guardrail attachments, 下水道, 和造成. 承重构件是那些延伸到建筑物外墙之外的构件,将结构荷载从构件传递到建筑物.

 

主要目标包括:

  • 识别由于木材破坏生物(真菌腐烂或昆虫侵扰)而明显恶化的木结构外部高架构件.

  • 确定恶化的程度是否对支撑外部高架构件的结构构件的适当承载量造成重大影响.

  • Attempt to locate the water source if wood destroying organism infestation observed in wood framing.

  • 修复缺陷成分.

 

The first safety inspection must be completed no later than January 1, 2025, 在最初检查后,SB 326每9年检查一次,SB 721每6年检查一次.

目的

公寓的阳台上

常见问题解答

什么是外部高架元素?

外部高架元素都是高架甲板, 阳台, 登陆, 楼梯系统, 人行道, 护栏, 扶手, 或者任何部分 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.

 

什么是承重部件?

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, 阳台, 楼梯, 人行道, 还有他们的栏杆, that have a walking surface elevated more than six feet above ground level, 为人类居住或使用而设计的, and that are supported in whole or in substantial part by wood or wood-based products.

 

什么是相关的防水系统?

相关的防水系统包括闪光, 膜, 涂料, 和密封胶,保护外部高架元件的承重部件不暴露于水.

I live in a multi-unit residential building with many 阳台. 我楼里的阳台安全吗?

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 阳台 supports have not been compromised over the years, the 外 升高 元素 Program requires that all 阳台 be periodically inspected.

我住在一栋新建成的大楼里. Are the 阳台 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.

我以前从未接受过这种检查. 这是什么时候成为一项要求的?

9月17日, 2018, California Governor Jerry Brown signed into law SB 721 and on August 30, 2019, 加州州长加文·纽森签署了sb326法案.

第一次检验必须在什么时候完成?

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

我有两年时间完成第一次检查. 紧急程度是什么??

Given the number of communities and 外 升高 元素 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 外 升高 元素 at each community need to be inspected?

对于sb326, 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 外 升高 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. 元素 are selected randomly using a validated random selection process.

 

What does an 外 升高 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, 表面行走, 附件分, 硬件, 栏杆, 以及相关的防水系统. 相关的防水系统包括闪光, 膜, 涂料, 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. 如果陷害是隐藏的, the licensed professional may need to cut openings in the soffits, 其他外部饰面, and possibly interior finishes to expose framing elements and assess the observed conditions.

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. 这项工作可能需要许可证.

所有的住宅都需要检查吗?

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

 

我的甲板离地面只有几英尺. 还需要检查吗?

If the exterior elevated element is more than 6 feet above grade/ground, 那么就需要检查了.

 

My exterior elevated element is covered and only has one side open to the outside. 检验要求还适用吗?

是的, 若外部为高架木结构甲板, 阳台, 着陆, 楼梯系统, 或者走道从任何一侧暴露在天气中, 如果雨水能落在地面上, or if the moisture can accumulate on the surface or at the joints or intersections.

 

这听起来更像是结构检查. 你为什么关心防水细节?

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. 作为背景,这副牌只有5年的历史.

 

你们怎样完成检验呢?

The process includes a review of the 外 升高 元素 by type and construction. 对于开放框架的元素, 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. 这是使用高清管镜完成的. The number of inspection portals is relevant to the size of the element. The basic inspection portal is approximately one inch wide, 然而, 如果不通风, 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 外 升高 元素 that can be inspected?

The law only sets the minimum number of 外 升高 元素 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.

What are the required personnel certifications to complete the inspection?

This bill requires inspections to be completed by a licensed architect, 持牌土木或结构工程师, 持有特定执照的建筑承包商, or an individual certified as a building inspector or building official. 

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