Providing home inspections and commercial building inspections in Greater Los Angeles and throughout Southern California since 1979, Boatwright Building Consultants, Inc. is an established industry leader. We are experienced, knowledgeable, and have earned a reputation for excellence. We are proud of this distinction. It reflects the quality and professionalism we bring our clients.

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The Platinum Inspection

Our Platinum Inspection surpasses industry standards, setting the benchmark for accuracy, thoroughness, and competence. It is tailored for the discerning buyer who demands the highest caliber of service. The Platinum Inspection is intended for residential properties 6,000 SF and larger and is performed by Don Boatwright, a registered Civil Engineer. This in-depth assessment provides an engineering investigation of the foundation and structural components of a residence and identifies material defects and safety-related issues that encompass the items listed below, and much more.

  • roof & roof flashing
  • roof framing
  • skylights
  • roof gutters & spouts
  • attic
  • attic insulation
  • eaves, fascias & trim
  • chimneys & fireplaces
  • exterior wall cladding
  • doors & windows
  • porches & decks
  • balconies
  • foundation system
  • water pipes
  • drainpipes
  • gas pipes
  • electrical system
  • heating system
  • cooling system
  • ceilings
  • ceiling framing
  • walls
  • wall framing
  • floors
  • floor framing
  • built-in appliances
  • plumbing fixtures
  • exterior grounds
  • garages & driveways
  • swimming pool & spa
  • tennis court
  • sport court
  • guesthouse
  • pool house
  • studio
  • stables

The written report of our findings is logical, easy to read, and conveniently separates informational content, functional conditions, defects, and potential safety issues. The report is presented in PDF format and is bookmarked for easy navigation. We also provide a separate summary that highlights deficiencies identified in the inspection. The report and summary are delivered per your requested method of delivery, but usually via e-mail. The PDF document can also be downloaded anywhere in the world, 24/7, where there is internet access.

The Diamond Inspection

For select buyers that require a turnkey inspection, we offer the Diamond Inspection. THIS INSPECTION IS THE MOST AUTHORITATIVE AVAILABLE FROM ANY SINGLE SOURCE. While the Platinum and Diamond inspections are both comprehensive and each identify existing and potential problems, the Diamond Inspection incorporates licensed professionals in various fields to supplement our findings and employs independent specialists to evaluate components that are beyond the scope of the Platinum Inspection. The Diamond Inspection also provides recommended solutions with cost estimates to correct problems identified in the inspection. Although normally provided for larger estates, the Diamond Inspection is available for homes starting at 6,000 SF. Due to the number of professionals and specialists involved, this assessment can take up to two weeks to complete depending on the property size and its features.

 
PLATINUM
DIAMOND
Boatwright Inspection
Electrical Contractor
 
Plumbing Contractor
 
Roofing Contractor
 
Drone Roof Inspection¹
HVAC Contractor
 
Solar System Contractor¹
 
Elevator Contractor¹
 
Civil Engineer
Geologist¹
 
Area Drainage Inspection
 
Mold Inspection
 
Radon Inspection
 
Asbestos Inspection¹
 
Lead Paint Inspection¹
 
Thermographic Inspection²
 
Chimney Video Scope
 
Sewer Video Scope
 
Moisture Meter Testing
Infrared Thermometer Testing
Permit Search³
Written Report (.PDF)
Report Summary (.DOCX)
Photographic Documentation
Recommended Solutions
 
Cost Estimates for Solutions
 

¹ When applicable.

² Infrared inspection for building heat loss and heat gain.

³ While both inspections include online permit research, the Diamond Inspection also provides building department over-the-counter research.

Our commercial inspections are an exhaustive onsite examination of a property that sets the benchmark for accuracy, thoroughness, and competence. These in-depth surveys are offered in two forms: the Property Condition Assessment (PCA), which conforms to ASTM Standard E 2018-08; and, the Standard Commercial Assessment (SCA), which also follows ASTM Standard E 2018-08 but excludes interviews, document review and cost estimates. A tacit recognition of our work quality is from the Los Angeles Association of Realtors who engaged our services when they purchased their multi-story office complex on Robertson Blvd. in Beverly Hills. Following are some of the various types of commercial properties we evaluate:

  • multi-family dwellings
  • hotels
  • shopping centers
  • office buildings
  • retail centers
  • banks
  • churches
  • high-rise
  • country clubs
  • manufacturing
  • warehouses

Our commercial assessments include an engineering investigation of a building’s foundation, structural, and seismic restraint systems by a licensed Civil Engineer, and identify material defects and safety-related issues that encompass the items listed below, and much more.

  • exterior grounds
  • loading docks
  • parking facilities
  • structural frame
  • foundation
  • roofing
  • roof parapets
  • roof flashing
  • roof drainage
  • skylights
  • attic voids
  • exterior wall systems
  • exterior wall cladding
  • windows & glazing
  • doors
  • water pipes
  • drainpipes
  • gas pipes
  • water heaters
  • boilers
  • HVAC system
  • electrical system
  • ceilings
  • ceiling voids
  • interior walls
  • floors
  • bathrooms/restrooms
  • elevators
  • stairs
  • guardrails
  • emergency lighting
  • exit signs
  • emergency exit & rescue

The written report of our findings is logical, easy to read, and conveniently separates informational content, defects, and potential safety issues. The report is presented in PDF format and is bookmarked for easy navigation. We also provide a separate summary that highlights deficiencies identified in the inspection. The report and summary are delivered per your requested method of delivery, but usually via e-mail. The PDF document can also be downloaded anywhere in the world, 24/7, where there is internet access.

Our inspection services include property site investigations by a licensed engineer that identify structural defects and assess building quality of construction. The focus of these inspections is the stability and soundness of the distinct structural components and elements that form a building. We classify existing symptoms that suggest a structural defect, confirm if identified conditions are problematic, and if problematic, provide recommendations for needed correction. Both existing and potential problems are evaluated.

Following are conditions that may indicate an existing or potential structural problem:

  • cracks, shifting, or movement at foundation walls
  • cracks at floor slabs
  • movement at other foundation elements
  • undermining at or near foundation elements
  • foundation components too near a slope or the soil edge
  • wall cracks
  • bulging at wall finish media
  • walls out-of-plumb
  • out-of-square wall openings
  • floors out-of-level
  • ceiling cracks
  • ceiling deflection
  • roof deflection
  • damage at framing members

We also provide engineering site investigations for:

  • structural modifications done without permit such as the removal of a bearing wall, adding a wall opening, etc.
  • fire damage
  • earthquake damage
  • wind damage
  • retaining walls
  • masonry chimneys

The written report of our findings includes photographic documentation of identified conditions and is written in laymen terms so it is easy to read and understand. This document presents our professional opinion and is accepted by Building Authorities, lenders, insurance companies, real estate firms, and appraisers. The report is delivered per your requested method of delivery, but usually via e-mail in PDF format.

We perform the California state mandated inspection of balconies, stairs, and certain other elevated components required by SB 721 (Chapter 445, Stats. 2018). This bill, commonly referred to as the “Balcony Inspection Law”, is in response to the 2015 Berkeley balcony collapse that resulted due to decayed wood framing members. The collapse killed six adults on the balcony and injured seven others. BOATWRIGHT is available to answer your questions about the law and walk you through the requirements of the compulsory inspection program.

What Buildings Must Comply?

Any building in California with 3 or more dwelling units that has:

  • Balconies, decks, porches, stairways, walkways, and entry structures that extend beyond the exterior walls of the building and that rely in whole or in substantial part on wood or wood-based products for structural support or stability; and
  • A walking surface that is elevated more than 6′ above the ground level; and
  • Balconies designed for human occupancy or use.

After January 1, 2019, buildings that are proposed for conversion to condominiums to be sold to the public must be inspected prior to the first close of escrow.

What are the Inspection Requirements?

The assessment, at a minimum, must include and address the following as of the date of the evaluation:

  • The identification of and current condition of exterior elevated elements and any associated waterproofing element(s).
  • The identification of each exterior elevated element or associated waterproofing element(s) that if found defective, decayed, or deteriorated to the extent that it does not meet design load requirements, would, in the opinion of the inspector, constitute a threat to occupant health or safety.
  • Expectations of future element performance and projected service life.
  • Recommendations for any further necessary inspection.
  • Recommendations for any necessary repair or replacement.

The Written Report

Our report meets or exceeds the requirements of SB 721 and is stamped and signed by a California licensed Civil Engineer. It includes photographic documentation, any test results, and a narrative establishing a baseline of the condition of the components inspected that can be compared to the results of any subsequent inspections. The report also advises which, if any, exterior elevated elements pose an immediate threat to the health or safety of the occupants and whether preventing occupant access or conducting emergency repairs, including shoring, is necessary.

Who is Responsible for Compliance?

The building owner is responsible for compliance. They must pay the cost of inspections, and for repair work of any elevated component determined deficient.

Can Cities Pass a More Stringent Law?

Yes. The governing body of any city or county may adopt ordinances or regulations imposing requirements greater than those enacted by SB 721.

Choose a Specialty Inspection type below:

Health & Safety Inspections

These specialized inspections are designed to identify material violations of the L. A. Building Code, L. A. Housing Code, California Uniform Building Code, or the HUD physical conditions standards set forth in 24 CFR § 5.703. The inspections focus on the following:

  • building site
  • building exterior
  • building systems
  • dwelling units
  • common areas
  • health considerations
  • safety considerations

If you have been cited for non-compliance, are having a problem passing a city inspection, or need a HUD housing report, we can solve your problems.

 

Condominium Conversion Inspections

Condominium conversion laws require an unbiased evaluation of a development’s main components and systems, with a report of findings prepared by a licensed civil engineer or licensed architect¹. Our condo conversion inspections meet these regulations. We verify existing condition and compliance with minimum standards at the project common areas and dwelling units, and issue a written report of our findings, prepared by a registered civil engineer, that also provides an estimate of remaining useful life. Governing bodies typically require the following systems and components be evaluated for condominium conversions:

  • Roof
  • Foundation
  • Other Structural Systems (if present)
  • Plumbing System
  • Electrical System
  • Heating & Air Conditioning Systems
  • Other Mechanical Systems (if present)
  • Elevators
  • Life Safety Systems
  • Fire Safety Systems

¹ Some municipalities stipulate that a licensed civil engineer, licensed architect, licensed general engineering contractor or licensed general building contractor may prepare the report. In addition to being engineers, we are also licensed general engineering and general building contractors.

Property Condition Assessment (PCA)

The Property Condition Assessment (PCA) is an evaluation of a commercial property conducted in accordance with ASTM Standard E 2018-08, “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”. The PCA identifies the presence of physical deficiencies of a property’s systems, components or equipment. Defects that may be remedied with routine maintenance or minor repairs are excluded.

The PCA is compromised of the following components:

    1. A thorough review of available documentation;
    2. Interviews with personnel familiar with the property;
    3. A physical site assessment (walk-thru survey);
    4. Opinions of probable costs to remedy physical deficiencies;
    5. A Property Condition Report (PCR) that includes:
      • survey results
      • photographic documentation of findings
      • cost estimate of immediate repairs
      • cost estimate of repairs over time

Our Property Condition Report is logical and easy to read and is delivered per your requested method of delivery, but usually via e-mail. You can also download the report for 90 days using a convenient link we provide when your report is delivered.

Project Capital Needs Assessment (PCNA)

The Project Capital Needs Assessment (PCNA) is an in depth evaluation of a multifamily dwelling and is designed to meet the requirements of HUD Section 223(f).

The PCNA is comprised of the following components:

    1. A thorough review of available documentation;
    2. Interviews with personnel familiar with the property;
    3. A physical site assessment of the project’s systems, components and equipment;
    4. Termite inspection and environmental survey (Phase I, lead, asbestos, mold);
    5. Seismic hazard analysis in accordance with ASCE 31-02 (FEMA-310);
    6. A Physical Inspection Report (PIR). The PIR describes the current and future physical needs of the project and identifies:
  • immediate critical and non-critical repair needs;
  • expected repair, replacement and major maintenance needs over time;
  • an estimated cost, adjusted for inflation, to complete such items.

Our Physical Inspection Report is logical and easy to read and is delivered per your requested method, but usually via e-mail. You can also download the report for 90 days using a convenient link we provide when your report is delivered.

Physical Needs Assessment (PNA)

The Physical Needs Assessment (PNA) identifies deferred maintenance issues and related short-term capital replacements, develops a Reserve Replacement Study and establishes baselines for maintenance monitoring. Following are key considerations of a PNA:

Immediate Physical Needs – repairs, replacements and significant maintenance problems that should be addressed immediately (particularly to correct building code violations and environmental hazards identified in the inspection process).

Physical Needs Over Term – repairs, replacements and significant maintenance problems that will be needed over term (5, 10, 15 or 20 years as determined by our client’s requirements).

Our approach to a PNA includes:

  • A thorough physical assessment of the building site, its common areas and all accessible dwelling units;
  • Identification of material defects in terms of deferred maintenance and conditions that could affect the habitability or safety of a property, including environmental hazards;
  • Identification of building code non-compliance issues;
  • Evaluation of work necessary to return vacant and down units to occupied status;
  • Classification of critical and non-critical repair items;
  • A reasonable cost analysis for needed work;
  • A comprehensive report detailing the assessment findings, including photographic documentation, cost tables and Reserve Study.

Our Physical Needs Assessment Report is logical and easy to read and is delivered per your requested method of delivery, but usually via e-mail. You can also download the report for 90 days using a convenient link we provide when your report is delivered.