Later Construction Does Not Mean No Survey
The assumption owners make and it is wrong. The notification requirement applies to every demolition regardless of asbestos content and regardless of the age or size of the building, and the survey obligation attaches before any demolition or renovation commences.
Age changes the likelihood of a finding rather than the obligation to look. And much of the Bay Area's housing stock predates 1980, which takes in a great deal of post-war tract construction. The full position is on our page covering the debris and the ground.
What Would a Survey Find on This Stock?
The Framing Question Is Sharper Here
Post-war and later construction moves toward lighter framing and, in the later decades, engineered roof trusses and floor systems. Those come out whole once heat has compromised the connections rather than being repaired in sections.
Older dimensional lumber of larger section chars rather than failing at connections and can frequently be assessed and retained. So the build decade within this area does a great deal of work in deciding whether a repair route exists at all.
Why Does That Matter Beyond the Repair Cost?
We publish no survey findings, structural conclusions or hazard determinations for individual east San Jose properties. A consultant, an engineer and the city hold those respectively.
Larger Lots Help the Work
Tract development out here generally produced more generous parcels than the older central neighbourhoods. That eases access for demolition equipment and for material handling, and on a job where the waste has to be separated, wetted, contained and removed under controlled conditions, space is worth money.
It shows up as a lower cost line rather than as anything visible, and it is one reason offers here tend to be more predictable than closer in.
The Dates Are Not Flexible
Once a notification is approved and a job number issued, the start and end dates specified are confirmed dates rather than an estimated window, and failure to revise them by the end of the specified start date may result in a violation.
For an owner that is mostly a reason to let a contractor who works in this district handle the notification rather than treating it as paperwork to be squared away later.
East San Jose in Context
Where the oldest stock raises what a survey finds, see our page about downtown and central San Jose. Where ground conditions dominate instead, see our page for north San Jose, Berryessa and Alviso.
The Numbers That Apply Whatever the Build Year
Notification is required 10 working days before every demolition, with a 72 hour option for residential buildings of 4 or fewer dwelling units. Renovation thresholds are 100 square feet, 100 linear feet or 35 cubic feet of regulated material.
The survey obligation at section 11-2-303.8 attaches regardless of age, and much of the Bay Area's stock predates 1980. The seismic exemption threshold is 50 per cent of structure value under Public Resources Code section 2621 and following.
East San Jose Questions
My House Is Not That Old. Do I Still Need a Survey?
Yes. The obligation attaches before demolition or renovation regardless of the age of the building, and much of this stock predates 1980 anyway.
My Roof Structure Burned.
On engineered trusses that usually means replacing the assembly. On earlier framing it is a more open question and worth an engineer's view.
Will You Buy in Alum Rock or Mayfair?
Yes, across east San Jose and in any condition. Send whatever documentation you have and we will tell you what else would help.