Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Showing posts with label building. Show all posts
Showing posts with label building. Show all posts

Monday, May 9, 2022

California Balcony Bills SB 721, SB 326 Inspections Due January 2025, by Mary Cummins Real Estate Appraiser

balcony bill, sb 721, mary cummins, real estate, appraiser, los angeles, california, repair, inspection, 2025, permit, building, safety,Wikipedia. 

The California Balcony Bill SB 721 passed in 2018. All building owners of three multifamily units or more with balconies or decks must be inspected by a professional by January 1, 2025. Subsequent inspections will be every six years. Any repairs must be made by a professional with permits. The purpose of the bill is to prevent a balcony or deck collapse which can and has killed people. 

SB 721, Hill. Building standards: decks and balconies: inspection.

Existing law provides authority for an enforcement agency to enter and inspect any buildings or premises whenever necessary to secure compliance with or prevent a violation of the building standards published in the California Building Standards Code and other rules and regulations that the enforcement agency has the power to enforce.

This bill would require an inspection of exterior elevated elements and associated waterproofing elements, as defined, including decks and balconies, for buildings with 3 or more multifamily dwelling units by a licensed architect, licensed civil or structural engineer, a building contractor holding specified licenses, or an individual certified as a building inspector or building official, as specified. The bill would require the inspections, including any necessary testing, to be completed by January 1, 2025, with certain exceptions, and would require subsequent inspections every 6 years, except as specified. The bill would require the inspection report to contain specified items and would require that a copy of the inspection report be presented to the owner of the building within 45 days of the completion of the inspection and would require copies of the reports to be maintained in the building owner’s records for 2 inspection cycles, as specified. The bill would require that if the inspection reveals conditions that pose an immediate hazard to the safety of the occupants, the inspection report be delivered to the owner of the building within 15 days and emergency repairs be undertaken, as specified, with notice given to the local enforcement agency. The nonemergency repairs made under these provisions would be required to be completed within 120 days, unless an extension is granted by the local authorities. The bill would authorize local enforcement agencies to recover enforcement costs associated with these requirements. The bill would require the local enforcement agency to send a 30-day corrective notice to the owner of the building if repairs are not completed on time and would provide for specified civil penalties and liens against the property for the owner of the building who fails to comply with these provisions. The bill would exclude a common interest development, as defined, from these provisions. The bill would require any building subject to these provisions that is proposed for conversion to condominiums to be sold to the public after January 1, 2019, to have the required inspection conducted prior to the first close of escrow of a separate interest in the project, and would require the inspection report and written confirmation by the inspector that any recommended repairs or replacements have been completed to be submitted to, among others, the Department of Real Estate and included in certain required statements and reports, as specified. The bill would authorize a local governing entity to enact stricter requirements than those imposed by these provisions.

Link to actual bill with full text.

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB721

SB 326 Bill

This bill mandates that HOA's hire a competent inspector to inspect the common areas of a multi-family project at least once every nine years. This includes load bearing structures such as balconies, decks, stairs, elevated walkways including a sufficient sampling of units by January 1, 2025. If there are repairs to be made, they must be made. 

https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201920200SB326

Some tips on inspecting, looking at your own balcony, deck..

https://amtrustfinancial.com/getmedia/3aa40bbd-bf5c-4906-b2e6-295dfe2d0095/Deck-and-Balcony-Inspection-Things-to-Look-For.pdf

Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html

Saturday, July 3, 2021

How Home Owners Associations, HOAs, condominium buildings function, order and pay for repairs - by Mary Cummins

Home Owners Association, HOA, condominium, mary cummins, los angeles, california, real estate appraiser, funds, repairs, regulations, laws, legislation, cooperative, board of directors, corporation
Home Owners Association, HOA, condominium, mary cummins, los angeles, california, real estate appraiser, funds, repairs, regulations, laws, legislation, cooperative, board of directors, corporation


People have been asking why didn't the Miami, Florida Champlain Towers South Home Owners Association  just do the recommended repairs before the building collapsed instead of wasting time arguing about it. It's not that easy. I'll explain how HOAs work. 

Condominium buildings and Cooperatives are owned collectively by the owners of all the individual units combined. Each owns a percentage based on what percentage they own of the total building. A Board of Directors controls the Home Owners Association which is a corporation made up of the condo owners. They each get a vote according to their percentage ownership of the project. If someone owns two units or a large top floor penthouse, they may have more votes or voting power than someone who just owns a small condo. 

The HOA must vote to approve major special assessments and expenditures beyond the normal monthly HOA dues or repair funds. You need money to pay for repairs especially $15,000,000 worth. 

In this case the Board didn't realize the building could soon collapse. The Board is made up of condo owners who would definitely care if their condo could collapse and be worthless or they could die. If the engineer involved thought the building could collapse, he would have reported it to Building and Safety. If Building and Safety inspected and agreed the building could collapse, they would have red tagged it stating no one is allowed in or around the building and it may have to be demolished (like they just did with the remaining part of the building as of 07/04/2021). If they thought it just needed some repairs, they would have yellow tagged it ordering the repairs. 

The HOA would have to agree to pay for, order and make repairs or people can't live in their condos. If most vote for the special assessment, it passes. If a condo owner doesn't pay, the special assessment will become a lien against their condo unit. HOA may then need to get a loan to pay for repairs if many owners refuse or just can't pay the assessment. HOA loans aren't cheap or easy. It would also be difficult to sell a condo with a huge looming special assessment or needed repairs. If you're an elderly person on a fixed income, bought your condo cheap many years ago and have no savings, you may not be able to afford the assessment. Some owners sold because they couldn't afford the assessment. They are the lucky ones today. 

I'm sure many HOAs are completely reviewing their maintenance and repair schedules, HOA dues and repair funds after this horrible disaster. So are regular apartment and office buildings. I'm sure cities, counties and states are also reviewing regulations and protocols so another tragedy can hopefully be averted in the future. 

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit

Tuesday, March 29, 2016

Los Angeles Building & Safety add Soft-story category to building info - Mary Cummins real estate appraiser Los Angeles

Los Angeles, California, earthquake, retrofit, seismic, soft story, collapse, insurance, mary cummins, real estate appraiser, appraisal, mandatory
I was looking for permits and this just popped up. First time I have seen it. They added another box on the bottom which has soft story retrofit information.

Mandatory Soft-Story Retrofit Program

The City of Los Angeles recently passed Ordinance 183893, which requires the retrofit of pre-1978 wood-frame Soft-Story buildings and non-ductile concrete buildings. The goal of the mandatory retrofit programs, under the ordinance, is to reduce these structural deficiencies and improve the performance of these buildings during earthquakes. Without proper strengthening, these vulnerable buildings may be subjected to structural failure during and/or after an earthquake.

The inventory list will not be available through Custodian of Records until April 2016. The list will not be posted online.

http://ladbs.org/our-organization/messaging/news/2015/10/13/mandatory-soft-story-retrofit-program


Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit