California's balcony inspection laws, SB 326 and SB 721, represent the most significant building safety legislation in decades. Following tragic balcony collapses that resulted in deaths and injuries, the California legislature enacted these laws to protect residents of multi-unit buildings across the state.
This comprehensive guide explains everything property owners, HOA boards, and property managers need to know about compliance, inspection requirements, and repair obligations.
Understanding the Two Laws: SB 326 vs. SB 721
California has two separate balcony inspection laws that apply to different property types. Understanding which law applies to your property is the first step toward compliance.
| Requirement | SB 326 (Condominiums) | SB 721 (Apartments) |
|---|---|---|
| Property Type | Condominiums, HOAs, common interest developments | Apartment buildings, rental properties |
| Minimum Units | 3 or more units | 3 or more units |
| Initial Deadline | January 1, 2025 | January 1, 2025 |
| Inspection Cycle | Every 9 years | Every 6 years |
| Who Can Inspect | Licensed architect or structural engineer only | Architect, engineer, general contractor (A, B, or C-5), or certified inspector |
| Sample Size | Statistically significant sample (typically 15%+) | Varies by building |
| Report Deadline | Within 45 days of inspection | Within 45 days of inspection |
What Elements Must Be Inspected?
Both laws focus on "Exterior Elevated Elements" (EEEs) — building components that meet these criteria:
- Elevated more than 6 feet above ground level
- Designed for human occupancy or use
- Rely on wood or wood-based materials for structural support or water resistance
Specific elements covered include:
- Balconies and decks
- Porches and verandas
- Exterior stairways and landings
- Elevated walkways and breezeways
- Entry structures elevated above grade
- Railings and guardrails on these elements
Important Clarification
Concrete balconies with steel reinforcement are not exempt if they have any wood components, including wood framing for railings, wood waterproofing membranes, or wood trim elements that affect water resistance.
The Inspection Process
Step 1: Hire a Qualified Inspector
For SB 326 (condos/HOAs), you must hire either:
- A licensed architect, or
- A licensed structural engineer
For SB 721 (apartments), qualified inspectors include:
- Licensed architects
- Licensed structural engineers
- Licensed general contractors (A, B, or C-5 license)
- Certified building inspectors
Step 2: Visual and Invasive Inspection
Inspections typically involve:
- Visual inspection — Looking for visible signs of deterioration, water damage, wood rot, rust stains, separation, cracking, or improper slope
- Load testing — Testing railing stability and structural integrity
- Invasive testing — When concerns arise, inspectors may need to remove small sections of material to assess hidden conditions
- Moisture testing — Using meters to detect water intrusion in wood components
Step 3: Inspection Report
The inspector must deliver a written report within 45 days that includes:
- Current condition of each inspected element
- Expected remaining useful life
- Recommendations for repair or replacement
- Any immediate safety concerns requiring emergency action
Understanding Inspection Findings
Inspectors typically categorize findings by severity:
Immediate/Emergency Repairs
Elements posing imminent danger to life or safety. These require immediate action, potentially including restricting access until repairs are complete.
Non-Immediate Repairs
Issues requiring attention but not posing immediate safety hazards. Repairs must typically be completed within 120 days of receiving the inspection report.
Maintenance Items
Minor issues that should be addressed during regular maintenance cycles to prevent future problems.
Critical Deadline
If your inspection reveals conditions requiring repair, you must complete repairs and obtain approval from the local building department within 120 days of receiving the inspection report. Failure to comply can result in civil penalties.
Common Issues Found During Inspections
Based on thousands of California balcony inspections, the most frequently discovered problems include:
- Failed waterproof membranes — Allowing water intrusion into wood framing
- Dry rot and wood decay — Often hidden within wall cavities and under flooring
- Corroded metal connectors — Joist hangers, bolts, and flashing deteriorating from moisture exposure
- Improper drainage slope — Water pooling rather than draining away from the building
- Missing or failed flashing — Allowing water to enter at wall-to-deck connections
- Loose or deteriorated railings — Posts rotting at base connections
- Deferred maintenance — Years of neglected caulking, painting, and sealing
Repair Costs and Budgeting
Repair costs vary significantly based on the extent of damage discovered:
- Minor repairs (caulking, sealing, coating) — $500 to $2,000 per balcony
- Waterproofing replacement — $3,000 to $8,000 per balcony
- Structural repairs (joist replacement, ledger repairs) — $10,000 to $30,000 per balcony
- Full balcony replacement — $25,000 to $60,000+ per balcony
For HOAs and apartment owners with multiple units, reserve studies should account for these potential costs. Many associations are finding their reserves inadequate to cover discovered repairs, requiring special assessments or financing.
Choosing a Repair Contractor
When selecting a contractor for balcony repairs, verify:
- Valid California contractor's license — Check at cslb.ca.gov
- Appropriate license classification — General B license or specialty licenses (C-5 framing, C-33 painting, C-43 sheet metal)
- Current insurance — General liability and workers' compensation
- Experience with multi-family projects — Understanding of HOA and property management requirements
- Warranty coverage — Written warranties on materials and workmanship
Cal Coast Construction: Your SB 326/721 Repair Partner
Cal Coast Construction has extensive experience with balcony repairs and SB 326/SB 721 compliance projects throughout San Diego, Ventura, and San Luis Obispo Counties.
We provide:
- Detailed repair proposals based on your inspection report
- Coordination with your inspector and local building department
- Phased repair scheduling to minimize resident disruption
- Comprehensive warranties on all work
- Experience with HOA requirements and communication
Contact us for a free consultation and repair estimate.