“How can I tell if my building will need a Structural Integrity Inspection?”
Over the last year and a half, this question has been at the forefront of community association residents’ minds. Of course, there are variations, such as: “If Kipcon is doing our Reserve Study, can the project manager determine whether or not the Structural Inspection is also needed?” All New Jersey communities with $25,000 or more in common area capital assets are required to meet the Reserve Study component of the legislation. However, not all communities are required to have a Structural Integrity Inspection performed. While it’s true that Kipcon’s Reserve Study team may be able to assist in determining whether this inspection is needed, a New Jersey Licensed Professional Engineer is the go-to expert to perform them. Almost always, the structural system of a building is concealed by finish materials and cannot be determined without having a professional engineer involved.
The Structural Integrity Inspection portion of Legislation S2760 (NJ Legislature) is only intended for “covered buildings.” So, the question becomes: “Is my building a covered building?” The answer to this question is the key to knowing if your building will need to meet this requirement.
What is a Covered Building?
The legislation defines a covered building as “a residential condominium or cooperative building that has a primary load bearing system that is comprised of a concrete, masonry, steel, or hybrid structure including, without limitation, heavy timber and a building with podium decks.”
Example: Covered Building Primary Load Bearing System
What is the Primary Load Bearing System?
As per Legislation S2760, section C.52:27D-132.3 Definitions, the primary load bearing system refers to the “assemblage of structural components within a building comprised of columns, beams, or bracing that by contiguous interconnection from a path by which external and internal forces applied to the building are delivered to the foundation. The foundation as well as any connected or attached balconies shall be included as part of the primary load bearing system evaluation.” The primary load-bearing system can be best understood conceptually as the building’s skeleton—it provides essential structural support. It ensures that the building is safe, stable, and secure from any outside or inside factors that might affect the building as a whole.
The primary load bearing system of a building can be confirmed in the building’s structural and/or architectural drawings.
What Does This Mean for Your Building?
The definition of a covered building is based on the building’s structure, not the foundation nor the number of stories. Covered buildings are meant to withstand not only the weight of a building’s roof, but also outside conditions such as wind, rain, snow, etc. Standard wood frame buildings (think single family homes and most townhouses) are non-covered or excluded structures as referred to in the legislation. The primary load bearing system refers to the portion of the building’s structural system where if one part of the structure were to deteriorate, a section of the building or the entire building could collapse.
Example: If this beam were to collapse, this would affect the entire structure of the building
With excluded structures, if one section of the building were to deteriorate over time, the building itself would remain standing as frame-built construction is constructed with a large number of repetitive pieces throughout the structure.
Buildings that are 15 years or older, or within the year mark of turning 15, are required to have this inspection performed within two years of the legislation’s passing on January 8, 2024 (January 8, 2026). After the initial inspection, if no damage is reported, the following inspection will be required in another five years. If damage is observed during the initial inspection, follow-up will be required within the next 60 days, or at a recommended time which would be addressed in the initial inspection report.
If you’re still unsure of your building’s status, don’t wait – the January 8, 2026 deadline is quickly approaching! Contact Kipcon today to schedule a free consultation with our experienced engineers. Nationally recognized for our expertise in this field, Kipcon’s leadership played a pivotal role in shaping the very legislation that guides this service.
Call Kipcon at (800) 828-4118 or click here to reach out.