Tag Archives: Deck Inspectors

SB 326 Balcony Inspections

Stage 2 Destructive Testing Balcony Reveals Significant Deterioration

As a waterproofing expert coordinating #SB326 inspections on condos in California, I often hear the complaints about costs of these inspections. Stage 1 visual inspections are costly, and if the Structural Engineer determines that further Stage 2 destructive testing is necessary, it can get very expensive very quickly.

However, Stage 2 inspections are very important. When I’m doing my observations of the waterproofing elements, I often find signs of water intrusion into the framing. My engineer and I confer and I explain what I’m seeing, what I think is the cause and they generally agree that a Stage 2 inspection ( destructive testing inspection) is necessary.

Recently we coordinated Stage 1 inspections of a condo building near Cal Poly in San Luis Obispo. We determined that there was evidence of water intrusion into the framing post the waterproofing systems and the independent structural engineer called for a Stage 2 inspection. Coordinating with a team from Whitestone Construction,  Whitestone removed stucco and masonite siding on 5 decks that are on the 3rd floor of the building. These decks are covered with 1″+ of concrete on them, and after the crew from Whitestone removed stucco and masonite siding, we discovered significant structural damage that was so alarming we forwarded the photos to the engineer who immediately ordered the decks off limits to use.

The concrete decking and stucco siding hid serious damage that presented immediate life safety concerns to us. This meant the decks were unsafe to be occupied until repairs are made.

While looking at the damage, the Berkeley balcony tragedy came to mind. Here, as in Berkeley, students used the decks to hang out on, perhaps leaning on the railings to talk to friends below. A person in these balconies could have fallen from a railing giving way because the framing it was secured to was so rotted out wouldn’t hold.

The horrors of Berkeley can never happen again. Thirteen students in Berkeley fell 40′ to a concrete sidewalk. Seven died and six are left with serious life long debilitating injuries and the mental pain of that terrible evening.

Berkeley is why we coordinate balcony inspections, and Berkeley is why I have become a warrior in the battle against bad contractors doing bad work that gets people killed. SB 326 needs some fine tuning, but overall it is saving lives. My peers in the industry and I stand up for keeping buildings and decks safe.

Independent inspectors, free from conflicts of interest, are your Associations best defense against another Berkeley tragedy from happening again. Yes inspections aren’t cheap, but a lifetime of being haunted by nightmares of people dying in a fall from a balcony and the costs of a lawsuit for negligence will quickly outrun the costs of doing inspections.

Reach out today to get started on having WLWC coordinate your balcony inspections and get your association compliant now. Don’t delay thinking the deadline will be extended ( it might be) and even if it is, dry-rot is working on weakening your decks, putting people’s lives at risk.

Our warning notice to not use the deck until it is fixed
Don’t delay your balcony inspection! The life you save could be your own.
SB 326 Balcony Inspections

Simi Valley SB 326 Deck & Stair Inspection Finds Multiple Hidden Problems

William Leys Waterproofing Consultants LLC recently coordinated an SB326 inspection in Simi Valley at an older condo complex. The association has numerous styles of decks and stairs and landings serving the upper units.

As experts in waterproofing and investigating decks we had our suspicions about the integrity of the decks and stair landings waterproofing system. Using our trusty moisture meter, our instincts proved to be correct in our inspection.

Unfortunately (or fortunately) we discovered many stair landings have hidden dry-rot issues that we uncovered. We also found numerous decks with dry-rot around the deck drains where water had intruded into the plywood substrate and framing. While these problems won’t be inexpensive to fix, the association is fortunate we discovered them early, before a landing rotted out and collapsed or someone’s foot went through a dry rotted deck.

Hidden dry-rot at stair landing.
More hidden dry-rot
High moisture reading in a stucco covered support column
Deteriorated steel stairs.
Dangerous railing is loose and unable to prevent someone from falling off if they leaned on it.

Experience matters when it comes to coordinating & performing deck inspections. We’ve been doing inspections of decks and stairs since 2005, and have investigated and fixed thousands of decks as a waterproofing contractor since 2003. As balcony inspectors, we partner with an award winning structural engineer to provide the highest quality inspections that we can.

Contact us today to get started on your deck inspection project. The deadline isn’t that far away. Call Bill Leys direct at 805-801-2380 or use the contact us box on the left side of the page today!

SB 326 Balcony Inspections

Another Satisfied Client Praises Our Knowledge

We love getting positive feedback, I mean who doesn’t?

We don’t ask our clients to review us or praise us, we think that’s kinda cheesy. However we love unsolicited emails like this one that came in today.

“Hello Bill, Thanks again for the work done with ABC HOA.  I’ve received high praise from the Board that they really respect your findings and knowledge of the inspection process.” Kevin HOA Manager

See the difference between William Leys Waterproofing Consultants LLC vs our competition and get in touch with us for a free EEE evaluation and proposal.

Guaranteed no conflicts of interest, competitive costs, award winning structural engineer and an expert ex Waterproofing contractor. Can they say that?

Contest us via the contact box to the left to get started.

 

SB 326 Balcony Inspections

Santa Barbara County HOA Selects William Leys Waterproofing Consultants LLC For SB 326 Deck Inspections

We’re pleased to have been selected by an HOA in Santa Barbara County to perform their SB 326 balcony inspections.

The 32 unit association has walkways, stairs and exclusive use decks that need to be inspected, and after a competitive bidding process, selected us as the best qualified firm to perform the inspection.

William Leys Waterproofing Consultants LLC guarantees that we have no conflicts of interest in owning any waterproofing or construction firm and that an award winning structural engineer inspects the EEEs and as waterproofing experts, our inspection of flashings, waterproofing and related items gives Associations confidence knowing that they have retained a well qualified firm.

We invite you to experience the expertise that we offer as deck inspectors. Call us or email us using the contact us box today to get started.

Deck Inspections, SB 326 Balcony Inspections

Railing Failure Illustrates the Importance of Doing Balcony Inspections

A 9 year old child is lucky to be alive and only suffered some relatively minor injuries when the railing on a deck he was playing on gave way and he fell from the second story deck to the ground.

Our screen grabs from a TV news channel shows just how bad a shape the railing that still remains on the deck is in.

Stiles on the right side of the deck are obviously in poor condition. The whole front part of the railing is gone, indicating widespread dry-rot and likely improper fastening of the railing to the posts.
The remains of the railing lay below the upper deck.

I’ve seen similar railings like this in the past where a carpenter uses a nail in the top of the railing and one on the bottom to attach the stile. This method is not a very good method to achieve a 200 pound resistance to someone leaning against it, and especially for small children who are probably leaning on the stile’s themselves. These cheap wood stiles will often rot out in a few years from being exposed to water.

On one inspection I did at a property for sale, I kicked the wood stiles with a bit of minor force and the stiles failed. The seller was furious that I “damaged” his property, but I pointed out that if his grandchild leaned on that railing he likely would have fallen 15 feet to a concrete sidewalk below. My answer was I probably saved someone’s life, so fix it properly.

A better method of protecting occupants is to use pre built railings that are made of metal welded together in the factory.

Falls through railings are unfortunately a common occurrence, and many result in death or severe injuries. Years ago a Board member of a condo I managed fell through a dry-rotted railing while on vacation, after a few days he passed away from grievous injuries.

This is another example of why we inspect folks.

When it comes to life safety, don’t fool around folks, the reason we inspect is to prevent accidents.

If you are buying a property with decks and railings, have it inspected by an expert like ourselves before closing.

If you are an HOA get your decks inspected by the experts at William Leys Waterproofing Consultants LLC. We guarantee that we have no conflicts of interest and that we only work for the associations best interests.

SB 326 Balcony Inspections

San Luis Obispo HOA Retains William Leys Waterproofing Consultants LLC For SB 326 Balcony Inspections

We are pleased to announce that we have been selected to perform the balcony inspections required under SB 326 by the Board of Directors of an HOA in San Luis Obispo.

Tumbling Waters HOA San Luis Obispo

The condominium association has 68 decks requiring Stage 1 inspections. Bill Leys, President of William Leys Waterproofing Consultants said he is extremely excited to see the number of Associations who are contracting with the firm for these important inspections. “We have a lot of deck inspections scheduled for most of the summer and are scheduling some jobs into October already, the demand is really ramping up.” said Leys.

Leys recommends that Associations start getting bids now and getting inspections scheduled ASAP. “There’s a point where we will reach full capacity and I anticipate we will be pretty booked for inspections through the end of the year and into 2024 within the next 4 months. There are not many inspectors and structural engineers who are doing balcony inspections and those that are, are telling me they’re booking up rapidly as well.”

Reach out to us today, drop us an email using the contact form on the left side of your screen, or call Bill Leys directly at 805-801-2380.

Deck Inspections

Another Day, Another Preventable Deck Collapse…

By now many people have read the story of a deck collapse in a vacation rental in Georgia…9 people were injured, including several senior citizens. Fortunately no one died.

The pictures of the “accident” show a typical deck collapse scene, the rotted wood at the house to deck connection, the furniture and deck spilled all over the ground, rescue crews giving first aid and transporting victims to the hospital.

A typical deck collapse with multiple victims caused likely by a poor connection to the house with rotted wood failing and sending the deck crashing to the ground.

As a professional performing deck inspections I can say that I see this typical scene over and over, particularly on single family homes and it seems, very often that they are on rental properties. After viewing this picture above I tweeted out to Airbnb and VRBO that they could help lead the drive to deck safety by requiring owners to have professional inspections signed off before they can rent the property and let people use the deck. Very often on rental properties there are a number of people visiting having a party on the deck and then they go over to the edge of the railing where the view is to have a picture taken of the group and that’s when the decks framing becomes overloaded and the deck crashes to the ground.

Influential and powerful companies like VRBO and Airbnb have the ability to drive owners to have inspections performed on the deck. Insurance companies can also start requiring inspections of decks before they insure a property.

As a professional inspector whenever I am at a party or someone’s house with a deck on it I will walk underneath the deck and take a look at the connections between the house and the deck, the framing the posts etc., to make sure that I am not going to be the victim if the deck comes down. That may make me sound like a Debbie Downer but I’ve seen the results of too many deck collapses hospitalizations, death, long-term injury. The Berkeley deck collapse should have been a wake-up call Nationwide but we just ended up going back to the usual and typical shrugging and saying not much we can do…

Well there are things we can do, we can require inspections on vacation rentals where it’s likely that large groups of people will gather in the deck. We can stop or severely reduce deck collapses by requiring owners to have their decks inspected yearly. A typical deck inspection might run $250 to $350…

To paraphrase Rage Against the Machine, “It has to start somewhere, it has to start sometime
What better place than here, what better time than now?” It’s time to start fixing this preventable problem.

SB 326 Balcony Inspections

Santa Barbara HOA Selects William Leys Waterproofing Consultants LLC For Their SB 326 Balcony Inspections

We are pleased to announce that we have been selected by an HOA in Santa Barbara to perform their SB 326 Balcony Inspections. The 29 + EEEs, including decks stairs and walkways will be inspected by our licensed structural engineer and Bill Leys, a qualified waterproofing consultant who has been inspecting decks since 2007.

This job marks the 6th contract we’ve signed with the management companies HOA clients. They know when their clients contract with William Leys Waterproofing Consultants LLC that they are getting a company that has great references, no conflicts of interest and a commitment to our industry and HOA clients to do what’s right.

Contact us today for your free EEE evaluation and proposal. I walk every job before we bid, we know your property and we know how to do your job efficiently. There’s a reason we are becoming the deck inspection company to rely on. Contact Bill Leys today and get started on working with a company that has your interests first.

SB 326 Balcony Inspections

Palm Springs HOA Selects William Leys Waterproofing Consultants LLC To Perform SB 326 Inspections on Their EEEs

We are pleased to announce that we have been selected to perform inspections under SB 326 for a property in Palm Springs CA. With over 70 EEEs to inspect, the association sought inspection quotes from some of the best inspection companies in California. We are honored to be thought of as highly as Sigler & Associates, A7 and Focused Inspection Group and asked to bid this job.

The Board of Directors interviewed each company after reviewing their proposals. I specifically told the Board during my interview that if our company lost the job, that I knew they had competent bidders that had no conflicts of interest and that I could sleep soundly knowing that they would be in good hands if they selected another company. I continually warn my managers that there are unsavory deck inspectors that are only seeking to take advantage of unsuspecting HOAs that are easy marks. We guarantee that we have no conflicts of interest. Some deck inspectors own waterproofing companies that want to do the repairs without you getting three competitive bids…

People say I’m crazy to talk up my competitors, but I don’t look at these companies as competitors, I look at them as peers worthy of respect and that they represent our industry well. I’m happy that we were awarded the job… And look forward to bringing your Association competitive bids against my worthy peers. May your association win the best inspection it deserves.

Your association deserves the best inspector who has zero conflicts of interest.

Call me, Bill Leys the Deck Inspector at 805-801-2380 for a fast free quote on your SB 326 inspection. We’ll be happy to bid against our peers and so will they.

Deck Inspections, SB 326 Balcony Inspections

William Leys Waterproofing Consultants LLC To Perform SB 326 Inspections for A Camarillo Condominium Project

We are pleased to announce that we have been selected to perform an SB 326 balcony inspection for a 100 unit condominium complex in Camarillo. The association has multiple decks and stair/landing combinations that are required to be inspected under the balcony bill.

We have no conflicts of interest, and we guarantee that in writing. We are here to protect our clients and we work in their best interests, not ours.

There’s a reason we are in demand and it’s because HOA managers are realizing that we are one of the best inspection companies in the market. We are on a very short list of inspection companies on Davis-Stirling.com. If a company that you are considering isn’t on that list, there’s probably a good reason. Don’t take chances, get the best you can. Bill Leys has been inspecting decks since 2007. Call us today.

SB 326 Balcony Inspections

There’s No Such Thing As A Licensed Balcony Inspector

There’s a lot of false information being spread by grifters in the balcony inspection industry.

First let me say that I have a lot of respect for my peers in the waterproofing consulting industry. Many of them are members of trade association groups, have designations as roof and waterproofing consultants and have the highest ethical standards. I salute them and place myself amongst them as a person who puts their client first, above all other interests.

Then there are the people in the balcony inspection industry who are spreading false information, sowing fear and generally lack any moral compass at all. They typically own a contracting business and are in the balcony inspection business to take advantage of unsuspecting managers and Boards of Directors of HOAs.

Case in point, the screen shot above from a deck inspectors website… Saying the inspection must be done by a licensed and certified inspector. There are no requirements set down in SB 326 that an inspector must be licensed or certified. What SB 326 says is the report must be signed by a licensed structural engineer or a licensed architect. There is no licensing entity, such as CSLB or The Board of Professional Engineers that issues licenses or administers tests for EEE inspections under SB326. This competing inspectors website is full of false information designed to frighten you.

Secondly, Associations are not required to file their balcony inspection report with the city or country building department. If, and only if the Structural Engineer or the Architect determines that an EEE is structurally unsound, and is a threat to life/ safety, then that person is responsible to notify the local building department, within 15 days after the inspection about the unsafe structure.

Third, we already caught this “deck inspector” having a balcony inspection report signed by a civil engineer and have reported that to the Board of Professional Engineers for investigation.

When you know the facts you’ll see why we and our fellow peers uphold the highest standards and are your best choice to perform your balcony inspections. Don’t get bamboozled, get educated, ask questions and above all always get 3 bids. Call us today for your free EEE evaluation of your HOA and rest easy knowing we are working in your best interests.

Go to the Board of Professional Engineers website and look up this license number. It doesn’t belong to the civil engineer who signed it. Now look up the name of this engineer and you’ll see that he is a civil engineer. https://search.dca.ca.gov/?BD=31. And just out of curiosity, isn’t it strange that this guy used the wrong license number?
SB 326 Balcony Inspections

William Leys Waterproofing Consultants LLC Joins Coachella Valley CAI Chapter

We are proud to announce our affiliation with CAI’s Coachella Valley chapter. We look forward to serving the Coachella Valley areas HOAs with our SB 326 Balcony Inspection and roof and waterproofing consulting services.

Bill Leys, president of William Leys Waterproofing Consultants LLC said “I’m looking forward to helping HOAs with their balcony inspections as our main focus, and bringing our No Conflicts of Interest guarantee to the valley. We recognize that many HOAs are in need of inspections by a company that only works for their interests.”

If your Coachella Valley HOA needs a balcony inspection, please get in touch with us at 805-801-2380 or by email at leyswaterproofingconsultants@gmail.com

Bill Leys has been a waterproofing contractor for over 15 years and is recognized nationwide as an expert on deck waterproofing. Bill testified at CA Senate hearings when the balcony bills were being written and brought attention to the problems HOAs have with their decks and balconies.

We look forward to serving the Valley and bringing our expertise to managers and HOAs.

SB 326 Balcony Inspections

David Swedelson’s FAQs/ Article On SB 326 Hits the Nail On It’s Proverbial Head – Let’s Discuss It’s Highlights

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I was going to write an article on SB 326 and discuss the bill and it’s intricacies, although not as a lawyer, because I’m not one and I can’t give legal advice-except to advise you to get legal advice…and so while I’m researching and of course reading other experts articles, opinions etc, I came across one article that stood out from the rest. It was written by David Swedelson.

David Swedelson of Swedleson & Gottlieb LLC is located in Los Angeles CA. David and the firm he is a partner in do a lot of HOA related law work and I’ve known him for nearly 18 years as member/vendors of CAI Channel Islands Chapter. David is passionate about the HOA industry and laws governing the industry. He wrote what I’d basically write-an unvarnished opinion that hits all the issues in the bill and addresses the problems a Board/Association could face if they don’t get their inspections done.

So when I read (download David’s full article here https://cdn.lawlytics.com/law-media/uploads/1428/183152/original/3-14-22%20DCS%20FAQs%20Regarding%20SB326-Balcony%20Bill%20.pdf?1647385038 I realized that if I wrote what I wanted to it would mimic David’s article and opinions…and although I’ve heard plagiarism is the sincerest form of flattery, David is an attorney and I am not dumb LOL…so I present his work with David’s permission and a link back to the firms website. Download it, print it and then follow along…

Lets look at some points David makes; On pages 2-3 of the article, David points out the fact that some balconies/walkways may be exempt from needing to be inspected. This is absolutely true; however, as David points out, just because a deck is over living space doesn’t mean it and the railing assembly shouldn’t be inspected. We agree, inspect even if it’s not “required” to be inspected. Decks over living spaces are roofs first, and therefore generally the HOA’s responsibility to maintain, repair and replace. Inspections form the basis for maintenance to ensure building components reach their maximum life expectancy. And inspections cost far less than defending lawsuits if something was to happen.

Under “Who Can Make The Required EEE Inspections” on page 3, David is again totally correct saying that inspections MUST BE MADE BY A LICENSED STRUCTURAL ENGINEER OR ARCHITECT and while a contractor may be involved in the inspection process opening up areas for inspection, a licensed contractor is NOT qualified to make these inspections. Further David cites an example that we see happening all the time, contractors telling associations that they will do the inspections and have their inspections signed off by a licensed architect or structural engineer. YES, YES and YES. I have heard of a civil engineer who has been caught signing an SB 326 report. So Associations need to be very careful with whom they have do their inspections with. We as professional SB 326 inspectors work with, and our reports are appended to the Structural Engineers stamped report. We guarantee in writing that we have no conflicts of interest.

On page 4 David addresses an important point under “What Happens If The Expert Finds Dry Rot Or Other Conditions Affecting The Structural Integrity Of The EEE?” Again, David is correct in saying that the inspector must send a copy of the report to the local code enforcement agency within 15 days of completion of the report. If there are structural defects that presents a hazardous condition, or even a hint of a hazardous condition, the structural engineer isn’t going to say well maybe it won’t collapse; no they are going to default to it’s hazardous and needs immediate attention. Why? Surfside. If you don’t know look it up.

David is correct on the dollar figures and as the deadline looms, experts will get booked up. What he doesn’t mention though is that this will be the time when grifters take full advantage of desperate Associations who are trying to meet the deadline for inspections.

On page 5 of David’s FAQ’s “What If A Board Fails To Comply With The New Balcony Inspection Law?”, David’s points are pointed. There could be a lack of coverage for the Board if an inspection didn’t get done, someone gets injured and sues.

David cites several relevant cases where that happened, and so the judicial deference rule will not protect Boards under all circumstances. Probably not something you as an Association want to be the example on…

All in all, the issues David brings up, the examples etc, all show how important it is for HOA’s to get started sooner rather than later-2025 is 2 years away; far but not that far. It’s going to get busier and busier for balcony inspection companies, and that’s not something that can be changed quickly. There’s only so many us professional and ethical balcony inspection companies and we can only do so many inspections. They take time and so do reports.

Call us today for a free EEE evaluation at your HOA, and take David Swedelson’s words with you as you seek to get your inspections done. We’re at 805-801-2380 or email us through the contact box on the left side of the screen.