Spring is in the air, and that means that Californians are once again ready to shed the dark of winter and embrace the warmth of the outdoors. And what better way to do that than on your own home’s deck or balcony?
If you’re gearing up for the spring, then it’s important to remember that California law requires that deck and balcony inspections be periodically conducted every six years.
But what exactly is the difference between a deck and a balcony? While the terms are often used interchangeably, there are significant differences between these two popular outdoor living spaces.
Today, Adapt Dwellings will fill you in on all the important details, including deck vs balcony pros and cons, as well as everything you need to know about the deck and balcony inspection process. Let’s get started!
The Difference Between a Deck and a Balcony
Decks and balconies are two of the most popular outdoor living areas, but they are fundamentally different. So let’s start by identifying the distinguishing characteristics of each, starting with decks.
Decks
For many, the word deck immediately conjures up images of fresh air, summer barbecues, and good friends.
Decks enhance a property’s connection with the outdoors by creating a ground level structure that provides a large backyard living space, perfect for hosting guests, enjoying a cookout, or simply taking in fresh air and nature.
A deck can be raised slightly off the ground, and in some spaces, can even be multi-tiered and connected by steps. Multi-tiered decks offer a great way to increase the amount of usable space on a property with sloped terrain.
Decks can also be built in a wrap around fashion, encompassing two or more sides of a residence. This type of deck is perfect for homes that want to take advantage of scenic viewpoints.
A deck may also include railing, depending on the height it extends off ground, though many do not.
Rooftop decks are another popular choice, particularly in urban environments where space is at a premium.
Overall, decks are a versatile extension of a home’s living space, offering many different configurations that can take advantage of a property’s unique characteristics to host a large number of guests.
Balconies
Balconies are another popular option for homeowners seeking an outdoor respite to enjoy a cup of coffee, read a book, or take in a serene sunset vista.
As outdoor spaces, balconies differ significantly from decks – they are elevated spaces, residing on the second floor or higher of a residence.
A balcony also offers a more private outdoor space than a deck. Balconies are most often accessible from a second floor bedroom and are usually covered from the elements and enclosed by a railing.
While balconies provide a small personal space to enjoy the outdoors, they are limited in the weight capacity they can safely carry, and are not typically intended to hold a large number of people at any one time.
Deck vs Balcony: Pros and Cons
Both decks and balconies have their differences, each with their own pros and cons. Lets start by looking at the pros and cons of a deck.
Pros of a Deck
- Offers a large outdoor space, perfect for entertaining
- Ground level access
- Open space
- Many varieties of deck type
- Increases a home’s market value
- A great option for properties with uneven terrain
- Potential for great views
Cons of a Deck
- Building a deck can have a high initial cost
- Decks require regular maintenance
- Wood decks are susceptible to weather damage
Pros of a Balcony
- Balconies offer a more personal outdoor living space
- A well designed balcony can increase a home’s value
- Versatile space can be used for seating, gardening, and other activities
- Potential for scenic views
Cons of a Balcony
- The elevated height of balconies can be a safety risk, particularly for children
- Regular cleaning and maintenance is needed to keep the balcony in good condition
- Balconies are designed to bear weight, but do have capacity limits which can make them less than ideal for entertaining a group of people
- Due to the elevated nature of balconies, they may inherently offer less privacy than a ground level deck
- Weather can be a limiting factor for use in colder climates.
Deck vs Balcony: Construction
When it comes to deck vs balcony construction, there are some notable differences.
Deck Construction
Decks are most often constructed from wood. As ground-level structures, a deck uses posts, beams and footings to anchor the foundation directly into the ground.
Decks tend to occupy a broad space, which allows them to support a great deal of weight. Most residential decks can support a total structural load (including the weight of the deck itself as well as people and furniture) of 50 pounds per square foot (psf) and up.
Decks with a hot tub, or those in a climate with significant winter snowfall, may require significantly more load bearing capacity, upwards of 100 psf.
Lastly, deck construction often requires permits and must meet local jurisdictional building codes requirements. They can be built relatively quickly, within a week for a simple ground level deck, to several weeks for an elevated or tiered deck.
Balcony Construction
Because of the elevated nature of a balcony, they require precise structural engineering to distribute weight evenly and be safely installed onto the building’s existing structure. Balconies may be composed primarily of concrete, steel, or wood materials.
Balconies also require specialized waterproofing and drainage systems to maintain their integrity and prevent damage over time. Because of the high risk of failure, building codes for balconies are more stringent than those for decks, often requiring detailed structural plans and inspections.
Due to these precise engineering requirements, balconies can cost significantly more than decks. The timeline for permitting, engineering, and construction can last several months.
Deck and Balcony Inspections
If you are one of many Californians with an existing deck or balcony on your property, you may have heard of California Senate Bill 721, known as the Decks and Balconies Inspection bill.
SB721 mandates inspections of decks and balconies every 6 years. The bill was passed in 2018 in response to the tragic deaths of six UC Berkeley students who perished when the apartment balcony they had gathered on collapsed.
In order to minimize future accidents, SB721 requires:
- All balconies and decks to be inspected by a licensed architect, engineer, building contractor, or certified building inspector once every six years.
- Inspection of waterproofing elements
- Visual inspection of load bearing elements, attachment points and guard rails.
- An inspection report identifying any immediate threats to the stability of decks and balconies, along with recommendations for corrective action.
Upon completion of the inspection, an inspection report is provided to the property owner. The inspection report must include:
- A list of all inspected parts
- The condition of the inspected parts, including a statement about the potential danger of any specific part
- An estimate of how long the parts will last
- A list of any needed repairs
Building owners are required to keep a copy of the inspection report for 12 years. Should the homeowner decide to sell the property, they must provide copies of any inspection reports to the new buyer.
SB 721 went into effect on January 1, 2019, which means new inspections are coming due soon. The deadline for an initial deck and balcony inspection was originally set for January 1st, 2025, but that deadline has now been extended to January 1, 2026.
In addition, California Senate Bill 326 requires that multifamily residential buildings (including apartments, condos, and homeowners associations with three or more dwelling units) must have their exterior elevated elements (EEEs) inspected by a licensed professional. This includes decks and balconies, as well as staircases and walkways.
Subsequent inspections are required every nine years for these types of properties.
Don’t Delay Your Deck and Balcony Inspections
Deck and balcony inspections help keep your home safe, allowing you to enjoy outdoor space in your own home with peace of mind. While the deadline to get decks and balconies inspected has been extended for another year, don’t put off getting this important inspection done.
Failure to comply with SB721’s deck and balcony inspection requirements can result in steep fines.
Homeowners who fail to have their decks and balconies inspected, or who fail to have them repaired to meet safety standards, run the risk of penalties ranging from $100 to $500 per day until the repairs are completed.
Not only that, but a building safety lien may even be placed on the property. And if a safety incident occurs on a non-compliant deck or balcony, you may face even harsher legal consequences.
The risks of non-compliance with deck and balcony inspections are far too great to be ignored.
If you are one of the many Californian’s in need of a deck or balcony inspection this year, don’t delay.
With over 20 years of experience, Adapt Dwelling’s certified building inspectors are ready to help you with your deck and balcony inspections. We provide our clients with a comprehensive physical and visual inspection report that will identify any weaknesses and areas of improvement.
Contact Adapt Dwellings today to schedule your deck and balcony inspection, and get the piece of mind that your property is safe for yourself and your loved ones to enjoy for years to come.
