Inspections of balconies, decks, stairways and walkways for California apartment owners and condominium associations, performed by a licensed professional the statute allows, with a report written to the law's requirements and oversight of the repairs that follow.
Both laws target the same risk: wood-supported balconies, decks, stairways and walkways more than six feet above the ground, where water gets past the waterproofing and decays the framing out of sight. The inspection is the first step. The repairs are where the money and the schedule risk sit. We handle both, so the findings in the report carry straight into a repair scope that can be bid, permitted and built.
Every inspection is performed and stamped or signed by a licensed professional who qualifies under the statute for your building type.
At least 15 percent of each element type under SB 721 or a random, statistically significant sample under SB 326, documented so the next cycle can pick up where this one left off.
Current condition, expected future performance, recommended repairs, photographs and the specific items each statute requires the report to contain.
If an element poses an immediate threat, you hear about it right away, with guidance on restricting access and shoring while emergency repairs are arranged.
We turn the findings into a clear repair scope, then review contractor bids against it so the numbers compare line for line.
Owner's representation through permits, construction and closeout, including the inspector's review of completed repairs where the law or the owner requires it.
SB 721 covers buildings with three or more multifamily dwelling units. It does not apply to condominiums and other common interest developments, which fall under SB 326. What the law requires:
SB 326 applies to condominium projects with three or more attached multifamily dwelling units and makes the association responsible for compliance. What the law requires:
The report starts a clock. Under SB 721, repairs that are not an immediate threat need a permit application within 120 days of receiving the report and completion within 120 days after the permit is approved, unless the local agency extends the time. Repairs must be done by a qualified licensed contractor, follow the inspector's recommendations, the manufacturer's specifications and the California Building Standards Code and carry the required permits. If they are not done within 180 days, the inspector must notify the local agency and daily civil penalties of $100 to $500 can follow, backed by a lien.
For condominium associations, SB 326 puts ongoing maintenance and repair on the association and requires immediate protective steps, including closing off access, when an element is an immediate threat. Boards also have to plan how the work is funded, which is where a realistic repair scope matters.
This is where our construction management work comes in. We write the repair scope from the findings, review bids against it, track permits and schedule, check the work in the field before it is covered up and close out with a documented record. For more on how that role works, see what an owner's representative actually does during a rebuild.
Local cities and counties can adopt requirements stricter than either statute. Check your jurisdiction's program before scheduling and talk to counsel about how the rules apply to your building.
Health and Safety Code section 17973 allows a licensed architect, a licensed civil or structural engineer, a contractor holding an A, B or C-5 license with at least five years of experience constructing multistory wood frame buildings or a building inspector or building official certified by a recognized association. The inspector cannot be employed by the local jurisdiction while performing the inspection and is hired by the building owner.
Civil Code section 5551 requires the inspection to be conducted by a licensed structural or civil engineer or an architect. The inspector reviews a random and statistically significant sample of the exterior elevated elements the association is responsible for and issues a stamped or signed report to the board.
Under SB 721 the first inspection was due by January 1, 2026 and then by January 1 every six years. Under SB 326 the first inspection was due by January 1, 2025 and then every nine years, coordinated with the reserve study. Newer buildings follow a separate rule tied to the certificate of occupancy. If your building missed a deadline, the practical step is to schedule the inspection now.
No. Section 17973 states that it does not apply to a common interest development. Condominium associations fall under SB 326 (Civil Code section 5551) instead, which applies to buildings with three or more attached multifamily dwelling units.
Both laws require the inspector to send the report to the local enforcement agency within 15 days and require the owner or association to act immediately, including preventing occupant access to the balcony or other element until it is repaired. Under SB 721 the emergency repairs must also be inspected by the inspector and reported to the local enforcement agency.
For conditions that are not an immediate threat, the owner must apply for a permit within 120 days of receiving the report and then has 120 days after the permit is approved to complete the repairs, unless the local enforcement agency grants more time. If repairs are not done within 180 days, the inspector must notify the local agency. Civil penalties of $100 to $500 per day can follow.
This page is general information about two California statutes, not legal advice. PCC is a construction forensics and construction management firm, not a law firm. Statutes and local requirements change; confirm how they apply to your building with qualified counsel.
What repair oversight covers once the money is agreed, from leak-path verification to California's balcony inspection laws.
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The role that keeps a repair program on scope, on schedule and loyal to the owner.
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The test methods behind envelope, waterproofing and moisture findings and why a named method gives results their weight.
Read the article →Tell us the building type, the number of units and elevated elements and any prior report. We respond within one business day.
