SB 326 / SB 721
Balcony & SB 326
EEE inspections, structural repair, and waterproofing. California SB 326 and SB 721 compliance for HOAs and multi-unit properties.
SB 326
Remediation
SB 721
Remediation
HOA-spec
Workflows
#905391
CA License
What SB 326 actually requires
SB 326 requires every California HOA with three or more multifamily units to have a licensed inspection of all exterior elevated elements (EEEs) — balconies, decks, walkways, stairs, and railings — before January 1, 2025, then every 9 years after. The inspection must be done by a licensed architect or structural engineer. If the inspector finds threats to life safety, the HOA must remediate.
What SB 721 requires
SB 721 is the parallel law for rental properties with three or more units. Same elements (balconies, decks, walkways, stairs, railings), but a different deadline schedule. AB 2579 amended SB 721 to extend the deadline for apartment buildings to January 1, 2026, with re-inspections every 6 years thereafter. SB 721 also allows a wider list of licensed professionals to perform the inspection than SB 326 does, and SB 721 explicitly excludes HOAs.
Where Cal Coast fits
We are the remediation contractor on these inspections. We do not perform the EEE inspection itself — that is the architect or engineer. Once an inspection identifies issues, we scope the repair, pull permits, do the structural work, rebuild the waterproof envelope, and document the rebuild for the HOA's reserve study.
What balcony remediation usually involves
Selective demolition to expose framing. Replacement of dry-rotted joists, ledgers, and sheathing. New flashing tied into siding. Waterproof membrane (typically liquid-applied or sheet-applied per spec). Tile, deck coating, or finish material per HOA's architectural standard. Railing replacement or rebuild to current code. Final inspection and engineer sign-off where required.
Why most balconies fail
The 2015 Berkeley balcony collapse that prompted SB 326 happened because water sat against untreated wood for years. The fix is not stronger framing — it is preventing water from reaching framing at all. Every balcony we rebuild gets a proper waterproof envelope before the finish layer goes back on.
How HOAs work with us
We bid against the engineer's report. We can phase the work across multiple buildings to keep the reserve impact predictable. We document everything for your records and your engineer's sign-off.
Coverage
Balcony Repair & SB 326 Waterproofing across all of San Diego County.
Get a balcony repair & sb 326 waterproofing estimate.
Common Questions
Frequently asked.
What is SB 326 and who does it apply to?
SB 326 is California state law (effective January 1, 2020) requiring condominium HOAs with three or more multifamily units to inspect all exterior elevated elements (EEEs) — balconies, decks, walkways, stairs, and railings. The initial inspection deadline was January 1, 2025. That deadline was not amended or extended for HOAs. Re-inspections every 9 years thereafter.
What if our HOA missed the SB 326 January 2025 deadline?
HOAs that did not complete their initial inspection by January 1, 2025 are now in the non-compliance phase. Daily penalties can apply, and a future injury claim could trigger negligence-per-se findings against the association. Some lenders now require a balcony compliance certificate before approving mortgages on units in non-compliant buildings. Getting the inspection and any required remediation done is the path back to compliance.
What is SB 721 and how is it different from SB 326?
SB 721 is the parallel law for rental properties with three or more units. It originally set a January 1, 2025 deadline, but AB 2579 amended SB 721 to extend the deadline to January 1, 2026 for apartment buildings. Re-inspections every 6 years thereafter. SB 721 explicitly excludes HOAs — it does not change the SB 326 timeline.
Who can perform an SB 326 or SB 721 inspection — Cal Coast Construction?
No. We are the remediation contractor, not the inspector. SB 326 requires the inspection to be performed by a licensed architect or structural engineer. SB 721 allows a wider list of licensed professionals. Once that inspection identifies issues, we step in to scope, permit, and execute the repairs.
What does balcony remediation actually involve?
Selective demolition to expose framing. Replacement of dry-rotted joists, ledgers, and sheathing. New flashing tied into the siding envelope. Waterproof membrane (liquid-applied or sheet-applied per engineer spec). Finish layer (tile, deck coating, or other architectural standard) per the HOA's standard. Railing replacement or rebuild to current code. Final inspection and engineer sign-off.
What triggers a full balcony replacement versus a repair?
Active dry rot, structural compromise of joists or ledgers, or failed waterproofing typically requires going past cosmetic repair into a full envelope rebuild. The engineer's inspection report dictates scope. We do not recommend selective patching when the engineer has flagged the assembly as compromised — that creates liability and shortens the next inspection cycle.