An exterior elevated element inspection is to inspect all structural members that are located above grade and provide support to occupants. Examples of elevated exterior elements include balconies, decks, stairways, and exterior walkways. Since they are exposed to the elements and bear loads, they will deteriorate over time. Deterioration may be difficult to see from the surface.
The primary objective of an exterior elevated element inspection is to verify that the elevated structural member is structurally sound, adequately supported, and does not contain any potential failure characteristics.
What Counts as an Exterior Elevated Element
A portion of the exterior building envelope that is located above grade and has been constructed to support people.
Examples include:
- Balconies attached to upper floors
- Exterior stairways leading to second-level entries
- Decks connected to living spaces
- Exterior walkways or landings in multi-unit buildings
Elevated exterior elements generally use wood frame construction with materials that can deteriorate when subjected to moisture.
Why Exterior Elevated Elements Need Inspection
Since elevated exterior elements are subject to the elements on a continual basis, they receive the full brunt of the effects of rain, wind, sunlight, and other environmental factors. Over time, the moisture will seep into small gaps and cracks in the structure, allowing hidden damage to occur. This can result in significant damage to the interior structural components before any damage becomes visually apparent on the exterior of the structure.
Any number of minor issues, such as broken or missing sealants, improperly installed flashings, or poor water shedding systems, can allow water to penetrate the structural components of an elevated exterior element. Once this occurs, structural degradation such as wood rot, corrosion, etc. Will begin to occur.
Regularly scheduled inspections can detect these types of issues before they become major safety concerns.
California law describes the purpose of these inspections as determining whether exterior elevated elements and their waterproofing systems are in “a generally safe condition, adequate working order, and free from any hazardous condition caused by fungus, deterioration, decay, or improper alteration.”
What an Exterior Elevated Element Inspection Looks For
When conducting an exterior elevated element inspection, inspectors are examining the structural component(s) for evidence of physical damage or deterioration.
Areas of attention include:
- Attachment points where the element connects to the building
- Visible framing and support components
- Walking surfaces and protective coatings
- Guardrails and handrails
- Signs of water intrusion or material decay
Inspectors document each visibly defective area and describe the structural condition as either being stable, deteriorating, or in need of additional evaluation.
California Laws That Require EEE Inspections
In California, there are two state mandates requiring regular inspections of exterior elevated elements within specific types of residential dwellings.
SB 721 applies to many multi-family apartment buildings.
SB 326 applies to condominium associations.
Both sb-721 and sb-326 require periodic inspections of elevated exterior elements that utilize wood framing or equivalent structural material. The intent behind both Laws is to discover potential hazards prior to the occurrence of catastrophic structural failures. While both Laws specifically mandate compliance within multi-unit dwellings, owners/occupiers of single-family dwellings can also benefit by having elevated structural elements evaluated under similar parameters.
Signs an Exterior Elevated Element Should Be Inspected
Although mandatory EEE inspections are limited to multi-unit dwellings, there are numerous circumstances that indicate that an elevated structural element inspection would be prudent regardless of local jurisdictional requirements. Some common warning signs include:
- Soft or spongy areas when walking on a balcony or deck
- Visible cracking or separation at connection points
- Rusted fasteners or metal brackets
- Loose guardrails
- Water staining near structural joints
It is essential to note that the presence of one or more of these indicators does not necessarily signify a hazardous condition. However, the presence of any of these signs should prompt further investigation.
How Exterior Elevated Element Inspections Help Buyers and Owners
Buyers: Exterior Elevated Element Inspections will potentially uncover structural deficiencies that might not have otherwise been evident upon a casual visual inspection of the property.
Homeowners and/or property managers: Exterior Elevated Element Inspections provide documentation of the structural integrity of elevated exterior elements. Additionally, inspections assist homeowners/managers in identifying necessary maintenance activities while preventing larger, costlier repairs down the line.
At Stellar Property Inspections, our view is that exterior elevated elements should never be treated as “minor” building features. A failing balcony, deck, stairway, or walkway can create serious safety concerns, and many of the conditions that lead to failure start quietly. That is why we look closely at the details that are easy to overlook: water entry points, attachment areas, support components, guardrail movement, and signs that the structure is no longer performing as intended.
Exterior Elevated Element Inspections at Stellar Property Inspections
At Stellar Property Inspections LLC, we offer Exterior Elevated Element Inspections, including balconies, stairways, and walkways. We assess the overall condition of elevated exterior elements for Signs of water damage, wear, or deterioration.
If your property contains elevated exterior structural members, our inspection service provides an assessment of the condition of those structural elements, enabling you to proactively plan for future maintenance/repairs prior to further deterioration occurring.