All façades of buildings of Construction Type I, II, III, or IV and which are five or more stories are required to be inspected periodically by a qualified professional who shall be a licensed architect or engineer retained by the property owner. The façades are required to be maintained in accordance with the criteria and procedures of this Chapter 5F. For buildings considered to be historic resources, the qualified professional shall have expertise in inspection and maintenance of historic resources. The requirements of this Chapter are retroactive and shall apply to and include buildings erected prior to the adoption of this Code. Qualifications of the qualified professional and inspection requirements are as detailed in the accompanying Administrative Bulletin.
In addition to the definitions in Chapter 2 of this Code, the following definition shall apply for purposes of this Chapter.
Façade. All areas on the exterior of the building including all exterior walls and exterior wall covering, windows, balconies, cornices, parapets, architectural trim and embellishments, appurtenances, and all elements listed in Section 504F.3. The façade also includes walls supported at the roof level, such as penthouse walls and chimneys. A façade shall include walls and appurtenances in the interior of a building where such area has been converted from an exterior area by enclosing the area under a roof, skylight, or other covering.
Historic resource. A building designated pursuant to Articles 10 or 11 of the Planning Code or any building listed on, or determined eligible for listing on, the California Register of Historic Resources or the National Register of Historic Places, or that is a “qualified historical building” as defined in the California Historical Building Code.
Unsafe condition. A condition of a building that poses an imminent hazard to persons and/or property.
503F.1 Initial Inspection Types.
503F.1.1 Initial Comprehensive Inspection. All buildings within the scope of this Chapter 5F shall conduct an initial comprehensive façade inspection pursuant to Section 504F and submit an inspection report subject to the requirements of Section 505F within the timelines detailed in Table 503F.
503F.1.2 Initial Supplemental Inspection. All buildings 15 or more stories tall shall submit an initial supplemental façade inspection report in accordance with the requirements of Section 504F within six months of notification by the Department, or within the timelines detailed in Table 503F. After submitting the initial supplemental inspection report, periodic supplemental inspection reports shall be conducted and submitted by building owners in accordance with Section 503F.2.
Exceptions:
1. Buildings for which comprehensive façade inspection and necessary maintenance, restoration, or replacement has been completed during the 10 years preceding the date of the required initial inspection report due date may apply to the Building Official for a waiver of the initial inspection.
2. Notwithstanding the initial inspection schedules in this Chapter 5F or any other provision, the Building Official may require a façade inspection of any building that the Building Official finds may pose a health and safety hazard.
Compliance Tier | Building Construction Completion Date 1 |
Comprehensive Inspection Report Due Date | Supplemental Inspection Report Due Date |
1 | Building was constructed prior to 1910 | December 31, 2021 | December 31, 2026 |
2 | Building was constructed from 1910 through 1925 | December 31, 2023 | December 31, 2028 |
3 | Building was constructed from 1926 through 1970 | December 31, 2025 | December 31, 2030 |
4 | Building was constructed from 1971 through 1997 | December 31, 2027 | December 31, 2032 |
5 | Building was constructed after 1997 | December 31 of the 30th year after receiving Certificate of Final Completion and Occupancy | April 30, 2024 |
1 Building construction date refers to the date the Department issued the Certificate of Completion for the original building or other Department documentation showing the date of completion of the original construction, regardless of the dates of any additions or alterations. | |||
503F.2 Periodic Inspection. Each building within the scope of this Chapter 5F shall be subject to a periodic inspection according to the provisions below:
1. At a frequency of 10 years after the required submittal date of an initial comprehensive inspection report as outlined in Table 503F. Periodic inspections need not include walls and appurtenances in the interior of a building where such area has been converted from an exterior area by enclosing the area under a roof skylight or other covering after an initial inspection and any subsequent necessary repair or stabilization.
2. Buildings with 15 or more stories that received a Certificate of Final Completion and Occupancy (“CFC”) before January 1, 1998 shall submit supplemental inspection reports as outlined in Section 504F, every 10 years after their initial supplemental inspection.
3. Buildings with 15 or more stories that received a CFC on or after January 1, 1998 shall submit supplemental inspection reports as outlined in Section 504F, every five years after their initial supplemental inspection. Once a building is required to submit comprehensive inspection reports every 10 years, the building shall alternate submitting comprehensive and supplemental inspection reports every five years.
(Amended by Ord. 16-24, File No. 231130, App. 2/9/2024, Eff. 3/11/2024)
503F.3 Inspection in Response to Damage or Failure. Notwithstanding the Initial Inspection Schedule set forth in Table 503F or the Exceptions to the initial inspection requirements provided in Section 503F.1, the Department shall require an inspection of façades to be performed in the following circumstance: If façade elements required to be inspected under this Chapter 5F exhibit significant damage or failure as noted by Department staff or property owner or owner’s agent, either during the normal passage of time or due to an earthquake or other event, then the property owner is required to obtain an inspection of the areas of damaged or failed elements and related building elements within 60 days unless the façade poses an unsafe condition. If the Building Official determines that there is an unsafe condition, the provisions of Section 102A shall apply.
504F.1 Inspection and Maintenance Procedures. Inspections and maintenance shall be conducted in accordance with procedures to be detailed in an Administrative Bulletin adopted by the Department based on ASTM E 2270 Standard Practice for Periodic Inspection of Building Façades for Unsafe Conditions or ASTM E 2841 Standard Guide for Conducting Inspections of Building Facades for Unsafe Conditions.
(Amended by Ord. 16-24, File No. 231130, App. 2/9/2024, Eff. 3/11/2024)
504F.2 Method of Inspection. Inspections may include both general inspection and detailed inspection as detailed in the Administrative Bulletin. Comprehensive building facade inspections shall include general inspections and detailed inspections as defined by ASTM E2270. As part of the supplemental façade inspection, a detailed inspection, per ASTM E2270, is not mandatory and need not be undertaken unless considered necessary by the qualified inspector.
(Amended by Ord. 16-24, File No. 231130, App. 2/9/2024, Eff. 3/11/2024)
504F.3 Elements To Be Included in Comprehensive Inspections. Inspections shall include the façade elements listed in ASTM E 2270 and the following additional elements:
1. Attached equipment such as communications equipment, pipes and ductwork;
2. Decorative elements such as urns, friezes, balustrades, and attached artwork;
3. Signs;
4. Fire escapes;
5. Flagpoles;
6. Vertical extensions such as vents;
7. Lights and other fixtures;
8. Hanging air conditioners and other devices;
9. Exterior glazing;
10. Other elements that could pose a safety hazard if dislodged.
(Amended by Ord. 16-24, File No. 231130, App. 2/9/2024, Eff. 3/11/2024)
504F.4 Elements Exempt from Inspections. Inspection is not required for the following conditions:
1. Walls within 36 inches of parallel, facing walls on the same or adjoining properties unless the space between the walls is accessible by means of a door;
2. Walls and appurtenances within exterior courts and yards enclosed by walls on all sides and where the bottom of the court is on grade, unless there is direct access to the court by means of a door;
3. Elements, as approved by the Director, that do not contribute to a safety hazard or that do not require regular maintenance.
504F.5 Elements To Be Included in Supplemental Inspections. Supplemental inspection reports shall include 100% visual inspection of the exterior glazing by a qualified professional unless the qualified professional confirms all of the following:
1. The building contains no spandrel glass;
2. The building maintains a maintenance log pertaining to glass and glazing replacement or repairs, available for review by the qualified professional; and
3. The building has no history of glass breakage within the last five years.
(Added by Ord. 16-24, File No. 231130, App. 2/9/2024, Eff. 3/11/2024)
The qualified professional performing any inspection required by this Chapter 5F shall prepare an inspection report in conformity with Section 504D and the Administrative Bulletin adopted by the Department. The property owner or property owner’s authorized agent shall submit a copy of the inspection report to both the property owner and the Department within the time required by Table 503F, provided, however, that the qualified professional shall report any unsafe conditions to the Department immediately notwithstanding the deadline in Table 503F.
Within 60 days of receipt of an inspection report, the Department shall confirm receipt of the report, provide review comments, if any, and confirm timelines and other requirements for maintenance actions and subsequent inspections.
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