When inspecting condos or other multi-unit buildings in Los Angeles, condo roof access is often required to locate and evaluate each individually owned air conditioning unit.
Condo Roof Access
Accessing the roof safely requires a permanent route — an attached ladder, roof hatch, or staircase. These are the only safe and legal ways to reach rooftop equipment.
Before the inspection, the buyer’s agent should confirm with the listing agent that roof access is available. In many cases, these hatches or ladders are locked by the HOA. If so, the HOA must unlock the access point before the inspection.
When the Roof is Inaccessible?
Occasionally, a building has no way to reach the roof — no fixed ladder, no hatch, and no stairway. This doesn’t just limit the inspection; it means the building itself may not meet safety code.
Under the California Mechanical Code (CMC) and International Mechanical Code (IMC) — both followed by Los Angeles County — rooftop equipment must be accessible for service.
CMC 304.1 / IMC 306.5
“Equipment and appliances located on roofs or elevated structures shall be accessible. Where access involves climbing higher than 16 feet (4.9 m), permanent access shall be provided.”
Permanent access means a fixed ladder, staircase, or hatch that meets OSHA and building standards.
CMC 306.5.1
“Access shall not require climbing over obstructions greater than 30 inches… or walking on roofs having a slope greater than 30 degrees.”
In plain English: if you have to risk your neck to reach it, it’s not compliant.
CMC 306.5.2 (Service Space)
“A safe working platform shall be provided around the unit,” typically at least 30 inches of clearance.
These requirements protect not only inspectors but also HVAC technicians who service the units later.
Safety and Code Compliance
We don’t decline to inspect because we “didn’t bring a tall enough ladder.” We stop when access is unsafe or unlawful.
If the code requires a fixed means of access and none exists, the inspection ends where safe, legal access ends. OSHA regulations prohibit inspectors from entering areas that are not safely accessible.
What to do?
we determine the roof is unsafe to access, buyers should take steps to protect themselves:
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Ask the seller and HOA for documentation showing when the air conditioner was installed and last serviced.
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Confirm with the HOA how rooftop units are normally serviced.
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Understand that lack of safe access could delay or increase the cost of future repairs — it’s not a question of if, but when service will be needed
To book you home inspection call 818-298-3405 or book online here.