SB 326 balcony inspections in San Diego
Railing load tests, drainage spray tests and structural probing at HOA properties.
Balconies and decks
Field notes from the inspectors.
Who has to comply
SB-326 covers condominium and HOA buildings under Civil Code section 5551, part of the Davis-Stirling Act. The board carries the duty, and it cannot be delegated away.
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Visual and invasive
Exterior elevated elements are inspected visually and, where the code requires it, opened up. On the coast, from La Jolla to Coronado, salt air goes after the railing connectors, joist hangers and fasteners, which is exactly the hardware the statute asks us to look at.
What's Included
Everything below is in the written report.
- Identification and inventory of all exterior elevated elements (EEE) with load-bearing components and waterproofing
- Visual assessment of decks, balconies, stairways, landings, walkways, and elevated entries
- Targeted, statistically significant sampling of structural framing and waterproofing per the statute
- Inspection of load-bearing wood components for dry rot, decay, and fungal damage
- Evaluation of flashing, membranes, coatings, drainage, and guardrail attachment
- Assessment of water intrusion pathways at door thresholds, ledgers, and railing penetrations
- Documentation of conditions affecting structural integrity or occupant safety
- Photographs and findings compiled into a written report for the board and records
- Recommendations distinguishing items needing emergency repair from future maintenance
- A report retained in the association's records for a minimum of two inspection cycles and made available to the local code enforcement agency on request
Quoted per association after we know the element count and access.
SB-326 condo and HOA
Depends on unit count, the number of elevated elements, access and building height.
- Priced per propertyCall for quote
SB-721 apartments, for comparison
- 3–4 Unit Building$1,500
- 5–6 Unit Building$2,000
- 7–12 Unit Building$2,800
- 13–20 Unit Building$3,200
- 21–30 Unit Building$3,500
SB-326 balcony inspections: questions we get
What is the difference between SB-326 and SB-721?
SB-326 (Civil Code 5551) governs condominium and HOA-governed buildings and runs on a nine-year cycle. SB-721 (Health & Safety Code 17973) governs privately owned apartment and multifamily buildings of three or more units on a six-year cycle. If a balcony belongs to a community association, it is an SB-326 building. We also handle SB-721 apartment inspections if you own both property types.
When was the SB-326 deadline, and how often must we re-inspect?
The first SB-326 inspection deadline was January 1, 2025. After that, exterior elevated elements must be re-inspected every nine years, a cadence intended to align with your association's reserve study schedule.
Who is legally responsible for the inspection?
The HOA or community association board is responsible. Under the Davis-Stirling Act, directors have a fiduciary duty to maintain the common areas, and SB-326 makes commissioning and retaining the EEE inspection an explicit board obligation.
What happens if the inspector finds an immediate hazard?
If an element poses an immediate threat to occupant safety, the report flags it for emergency action. Boards are expected to address conditions documented in the report, and findings should feed directly into both repair planning and the reserve budget.
Can one inspection cover compliance and reserve planning?
Yes. Because the law ties the nine-year interval to the reserve study, the same condition data that documents SB-326 compliance also gives your reserve analyst current, defensible numbers for funding future balcony and walkway repairs.
What is an SB-326 inspection?
An SB-326 inspection is a California-mandated safety check of a condominium or HOA building's Exterior Elevated Elements (EEEs), balconies, decks, stairways, walkways, and railings with wood or wood-based supports. A qualified inspector evaluates their load-bearing components and waterproofing to confirm they are safe, then issues a written report to the association's board.
Who needs an SB-326 inspection and by when?
SB-326 applies to California condominium and HOA-governed buildings with three or more units that have wood-framed Exterior Elevated Elements. The first inspection was due by January 1, 2025, and you must re-inspect every nine years after that. Note SB-326 covers HOAs/condos; the related SB-721 law instead governs apartment and multifamily rentals.
What is checked during an SB-326 balcony inspection?
We visually assess load-bearing wood components and their associated waterproofing on balconies, decks, stairs, landings, and walkways, looking for dry rot, water intrusion, fastener corrosion, deflection, and failing flashing or sealant. The report documents each element's condition, whether it's safe, and any repairs needed. We coordinate specialized engineering or destructive testing through licensed partners when required.
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