SB 326 & SB 721 Balcony Inspections: CA Deadlines & Costs

California's SB 326 and SB 721 laws require structural inspections of exterior elevated elements — balconies, decks, stairways, and walkways — on multi-family buildings. Both first-inspection deadlines have now passed, so buildings without a completed inspection are out of compliance, and lenders, insurers, and local code enforcement are increasingly asking for the reports.

SB 326 vs. SB 721: Which Law Applies to You?

• SB 326 (Civil Code §5551) — applies to condominiums and HOA-governed common-interest developments. Inspections are recurring every 9 years.
• SB 721 (Health & Safety Code §17975) — applies to apartment buildings with 3 or more units. Inspections are recurring every 6 years.
• Both — the inspection must be performed by a licensed structural engineer, architect, or qualified inspector, and cover load-bearing components and associated waterproofing.

What the Inspection Covers

The inspection is visual in nature but must examine every exterior elevated element: the walking surface, supports, railings, guards, and waterproofing (which causes the majority of wood rot). The engineer then produces a report that classifies each element's condition, flags any element posing an immediate safety risk, and estimates remaining useful life. Elements expected to fail within 5 years or costing more than $10,000 to repair must be specifically identified — HOAs then fold those numbers into their reserve studies.

Costs

Typical pricing runs $150–$500 per balcony or deck, with building-wide totals of $2,000–$15,000 depending on unit count and access. If the visual inspection finds concealed damage, intrusive testing (opening soffits or deck coverings) adds $500–$2,500 per location. Repair engineering, when required, is quoted separately.

What Happens If You Haven't Complied

The statutory deadlines have passed — buildings without an inspection report are out of compliance. Practical consequences show up during refinancing and insurance renewal: lenders increasingly request the inspection report, and a missing report or an unaddressed safety finding can stall both. Fines can also be levied for failing to correct elements the inspection flags as unsafe. The fastest fix is to get the inspection done now — most can be scheduled within days and completed in a single site visit.