Balcony Inspection Required for 3+ Multifamily Units in California

Chalet with wood balcony

In 2015 there was a disastrous collapse of a balcony in Berkeley where a number of students attending a party were injured and six died. This was not an "old" building, but it was one where there was moisture intrusion into the wood framing, resulting in dry rot. 

 As a result of this, the following inspections bills came about.

There were two bills passed in 2018 and 2019 concerning balcony inspections where the structure is supported with wood or wood-based material.

The bill passed in 2018, SB 721, concerns properties with 3 or more multifamily units (not condominiums or other HOA property) that have a balcony, elevated walkway or staircase. 

Do you have a house with two units in the rear with balcony or stair case made of wood? These are not uncommon in many residential neighborhoods, and fall under the requirements of SB 721. 

What is required to be inspected is an “Exterior Elevated Element” (EEE), which is defined as balconies, decks, porches, stairways, walkways, and entry structures that extend beyond exterior walls of the building, which has a walking surface that is elevated more than six feet above ground level and is designed for human occupancy or use.

The due date for this inspection of balconies, elevated walkways and staircases is January 1, 2025.  The inspection must be performed by a licensed contractor with an "A", "B" or "C-5" license with at least 5 years experience, or a certified building inspection.  NOTE:  10-11-2024 - THE DEADLINE IS NOW EXTENDED TO JANUARY 1, 2026.

Inspections on apartment buildings must take place every six years.

Obviously, time is running out so if you fall into this category of ownership of 3+ multifamily units, you should take action as soon as possible.  What is the cost?  It varies according to the number of units, but one local company recently stated that their charge is $1200 for properties of 3-10 units. 

Another issue owners should think about are possible requirements of proof of inspection and completion of any repairs by the owner's insurance company, which may require submission of the report.

For more information, here is a link to SB 721 as passed by the Legislature. 

For more information on the 2015 balcony collapse see this Wikipedia article.

If you are interested in obtaining the name of a company to perform this inspection, please contact me.

If you are interested in a valuation of your property because you need it for insurance purposes, or you are thinking of selling it, please contact me.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

What Colors for Your Kitchen?

Colors to Fit Your Kitchen’s Orientation

Kitchen view with sunny orientation

 

Which direction does the kitchen face: north, south, east or west? 

A design expert says there’s the perfect color for each orientation.

Forty-one percent of homeowners regret their color choice for the kitchen, according to a survey from Moneywise.(link is external) They may not have factored in the direction of the kitchen and whether it’s north-, south-, east- or west-facing, says Jen Nash, head of design at Magnet Kitchens(link is external). She believes the orientation of the kitchen is a big factor in choosing the “right” color for your space.

Source: Magnet Kitchens

                                                     

North-Facing Kitchens: Warm Neutrals

“North-facing kitchens tend to lack sunlight, especially in comparison to south-facing kitchens,” Nash says. “A lack of sunlight can, in some cases, leave the kitchen space feeling a little dark and cold and also can make the kitchen look smaller than it actually is.”

She recommends warmer shades of a lighter color—like yellows and creams—for north-facing spaces. “The use of warmer, light colors will make the space appear more welcoming and inviting while also making the space look larger,” Nash says.

South-Facing Kitchens: Experimental

South-facing kitchens tend to get plenty of sunlight and natural light flowing in during the day. As such, color options are more plentiful, Nash says.

“Pale, soft tones work extremely well in south-facing kitchens, as they make the space look extremely airy and spacious,” she says. She also recommends considering whites and pastel colors, such as pale yellows and blues. South-facing kitchens also allow for some experimentation with darker colors: accenting a kitchen with dark greens or blues can add a sense of depth and warmth, Nash says.  

“While it may be tempting to use dark shades as a primary color in your South-facing kitchen, they are extremely bold and, if used excessively, can completely overwhelm a space regardless of the amount of natural light available,” she says. “With this in mind, when using a dark color, be sure to use it in moderation.” 

East-Facing Kitchen: Light Tones

East-facing kitchens tend to receive plenty of natural light in the morning, but as the day goes on, the kitchen space can become dark. Nash recommends opting for colors that will maintain a level of brightness throughout the day but also help balance the intensity of sunlight, particularly in the morning.

Soft shades of tans and beiges can “work extremely well in east-facing kitchens, as they create a warm ambience and work well with changing light throughout the day,” she says. Nash also recommends experimenting with light shades of green, blue and possibly even purple. “Such color choices complement the natural morning light and also help to maintain a bright, airy aesthetic throughout the day as the natural light disappears,” she says.

West-Facing Kitchen: Color Balance

West-facing kitchens tend to receive more natural light in the early evening as the sun begins to set, which can offer up a warm golden tone of lighting within the kitchen space.

“When choosing a color to complement this tone of lighting, you want to make sure you don’t overwhelm the space and opt for a shade that is too warm,” Nash says.

She recommends white or a cool-toned gray for west-facing kitchens. “Cool tones, like white and light gray, can balance out the warmth of the ‘golden hour’ lighting and create a very welcoming, cozy atmosphere without completely overwhelming the space,” she says.

 "Copyright NATIONAL ASSOCIATION OF REALTORS®. Reprinted with permission."

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Home Sellers: Here's What the NAR Settlement Means for You

REALTOR Logo

The National Association of REALTORS has published the following on its website concerning what the NAR settlement means for all home sellers.  It is also fully expected that California will sign into law in 2025 that all licensed agents (not just REALTORS) will be required to form written agreements with their buyers before viewing properties with them, physically or online.  Note that August 17 is the practice change date for  all REALTORS nationally:
 

What Does the NAR Settlement Mean for Homebuyers Starting August 17th?

REALTOR logo

The National Association of REALTORS has published the following on its website concerning what the NAR settlement means for all homebuyers.  In addition, it is fully expected that California will sign into law in 2025 that all licensed agents (not just REALTORS) will be required to form written agreements with their buyers.  Note that August 17 is the practice change date for  all REALTORS nationally.

                                                                                                   

Buying a home is one of the largest financial transactions most people will ever undertake. Agents who are REALTORS® are a trusted source of advice and stand ready to help you navigate your homebuying journey and make the choices that work best for you. NAR’s recent settlement has led to several changes that benefit homebuyers, and we wanted to clearly lay them out for you.

Here is what the settlement means for homebuyers:

• You will sign a written agreement with your agent before touring a home.
• Before signing this agreement, you should ensure it reflects the terms you have negotiated with your agent and that you understand exactly what services and value will be provided, and for how much.
• The buyer agreement must include four components concerning compensation:

1. A specific and conspicuous disclosure of the amount or rate of compensation the real estate agent will receive or how this amount will be determined.
2. Compensation that is objective (e.g., $0, X flat fee, X percent, X hourly rate)—and not open-ended (e.g., cannot be “buyer broker compensation shall be whatever the amount the seller is offering to the buyer”).
3. A term that prohibits the agent from receiving compensation for brokerage services from any source that exceeds the amount or rate agreed to in the agreement with the buyer; and,
4. A conspicuous statement that broker fees and commissions are fully negotiable and not set by law.

• Written agreements apply to both in-person and live virtual home tours.
• You do not need a written agreement if you are just speaking to an agent at an open house or asking them about their services.
• The seller may agree to offer compensation to your agent. This practice is permitted but the offer cannot be shared on a Multiple Listing Service (MLS)— MLSs are local marketplaces used by both buyer brokers and listing brokers to share information about properties for sale.
• You can still accept concessions from the seller, such as offers to pay your closing costs.

These practice changes will go into effect August 17.

Here is what the settlement doesn’t change:

• Agents who are REALTORS® are here to help you navigate the homebuying process and are ethically obligated to work in your best interest.
• Compensation for your agent remains fully negotiable, and if your agent is a REALTOR®, they must abide by the REALTOR® Code of Ethics and have clear and transparent discussions with you about compensation. When finding an agent to work with, ask questions about compensation and understand what services you are receiving.
• You have choices. Work with your agent to understand the full range of these choices when buying a home, which will help you make the best possible decision for your needs.

If you are an unrepresented buyer and would like to discuss working with an agent or find out more information about a buyer broker agreement, please feel free to contact me without obligation.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996