During the inspection process, our objective is to get in and get out as quickly as possible, minimizing the impact on residents. A fair amount of data is collected in a short amount of time that must then be carefully analyzed and then evaluated by our senior analysts.
The results of the analysis will lead to one of the following three outcomes, based on years of experience and thousands of EEEs inspected
Outcome 1: All Clear!
This is of course what everyone is hoping to hear back after their property's EEEs have been evaluated. But what does it even mean that an EEE has "passed" the inspection?
According to SB-721 and SB-326, the intent of the inspections required in each respective law is to ensure that the inspected EEEs are generally safe for their intended use. That doesn't guarantee that a given EEE is free from all damage and will be safe forever without proper maintenance, but in the opinion of the inspector, it has a remaining useful or service life that lasts until at least the next inspection cycle.
What do you do if all your property's EEEs are found to be of significant damage requiring repair? Keep a copy of the report on hand for at least the next two inspection cycles. In the case of condominium associations, make sure to provide a copy of the report to your reserve analyst to be incorporated into the next reserve study.
Outcome 2: Some Additional Information Needed
Sometimes the results of the analysis of the field data are inconclusive, and more information is needed. There are a number of reasons for this:
- Most importantly, when dealing with concealed wood framing, a borescope has certain limitations and the images produced are not always clear.
- Another major limitation in the screening process is that wood is a natural product and naturally has variation in color. What looks like a stain, may not be. Similarly, what looks like an active leak, may be the residual discoloration from a leak long since repaired.
- Sometimes the damage and distress that is plainly visible at wood framing or sheathing components in particular, may not necessarily represent a potential life-safety risk. Without directly examining the damaged wood components, both visually and physically using a probe, it is not always possible to know the true condition.
- In other situations, it may make sense for the owner or property manager to initiate repairs to certain locations, and then have the inspector return to document the updated condition before finalizing the report.
Outcome 3: Life-Safety Issues
This is not what any property owner or asset manager wants to be informed of, but it is why we perform these inspections — to identify potentially life-threatening situations and then correct them, before tragedy occurs!
So what happens when the analysis determines that there are potential threats to the life-safety of building occupants?
- If a potential life-safety issue is discovered, before our inspector leaves the site, they will be in contact with the Owner's appointed representative to inform them of the situation and to discuss next steps.
- Access to the affected EEE(s) will need to be restricted and affected residents informed immediately.
- To prevent collapse and risk to building occupants, temporary shoring may need to be put in place.
- Within 15 days, the local jurisdiction will be informed of the situation so that they can respond accordingly.
- Generally, most jurisdictions will rely upon the permitting process to document the resolution of any potential life-safety issues. Some building officials may require more extensive inspections be performed.
