Notice to condominium and HOA boards
LA Construction Consultants LA Construction Consultants Balcony and Deck Inspections and Waterproofing Repairs
Telephone 424-946-8057

SB 326 · Civil Code section 5551 · Exterior elevated element inspections

SB 326 Guide for HOAs | Condo Balcony Inspection & Repair Planning

Last Updated: March 2026

SB 326 is California's exterior elevated element inspection law for qualifying condominium and HOA-governed common interest developments. It applies to buildings with three or more attached multifamily dwelling units where the association is responsible for maintaining or repairing qualifying exterior elevated elements such as balconies, decks, stairways, walkways, and their associated waterproofing systems.

Request a Repair Review Call 424-946-8057
1.The dates on the record

Inspection Timing Under SB 326

The first SB 326 inspection cycle was required by January 1, 2025. After the initial cycle, inspections are required at least once every nine years. For boards and managers, that means SB 326 should be treated as an ongoing compliance responsibility rather than a one-time project.

2.Scope of the statute

Who SB 326 Applies To

SB 326 applies to common interest developments, including many condominium projects, where the homeowners association has maintenance or repair responsibility for the exterior elevated elements. It does not apply to apartment ownership in the same way. Apartment and multifamily rental properties are generally addressed under SB 721 instead.

  1. Which buildings

    SB 326 applies only to buildings containing three or more multifamily dwelling units within the common interest development context.

  2. What Exterior Elevated Elements Include

    In general, SB 326 covers load-bearing components and associated waterproofing systems for exterior elements that extend beyond the exterior walls, are elevated more than six feet above grade, are designed for human use, and are supported in whole or in substantial part by wood or wood-based products. This can include balconies, decks, stairways, walkways, and related railings depending on the building configuration.

  3. Not a seismic retrofit law

    SB 326 is not a seismic retrofit law. It is a balcony and exterior elevated element inspection law focused on safety, deterioration, and repair of certain wood-supported elevated components. Seismic retrofit requirements are governed separately through other state and local rules, including Los Angeles programs for certain soft-story and non-ductile concrete buildings.

3.Which law governs your building

SB 326 or SB 721: it depends on how the building is owned

Keeping those two laws separate is important because the property type, compliance framework, and inspection details are not the same.

Schedule A · the two statutes compared
Provision SB 326: condos and HOAs SB 721: rental apartments
Statute Civil Code section 5551 Health and Safety Code section 17973
Covers buildings containing three or more multifamily dwelling units within the common interest development context qualifying multifamily rental buildings, including many apartment properties with three or more dwelling units
First deadline January 1, 2025 January 1, 2026, extended from the original January 1, 2025 by AB 2579
Re-inspection at least once every nine years every six years
Who inspects a licensed structural engineer, civil engineer, or architect a licensed architect, licensed civil or structural engineer, certain qualified A, B, or C-5 contractors with the required experience, or certain certified building inspectors and building officials, as allowed by statute
How much a random and statistically significant sample, 95% confidence, margin of error no greater than plus or minus 5% at least 15 percent of each type of exterior elevated element on the property
The report generally presented to the association board and maintained as an association record the owner receives the initial report, and a final report may also be prepared after required repairs are completed
4.The association's duty

What the Association Is Required to Do

The association must arrange for a visual inspection of a random and statistically significant sample of the qualifying exterior elevated elements for which it is responsible. The purpose is to determine whether those elements are in a generally safe condition and whether further review, repair, or replacement should be recommended.

  1. Who Can Perform the Inspection

    Under SB 326, the inspection must be performed by a licensed structural engineer or architect. That inspection is intended to assess the visible condition of the load-bearing components and associated waterproofing systems and identify signs of deterioration, water intrusion, decay, or other safety concerns.

  2. What the report addresses

    The report addresses current condition, remaining useful life, and recommended repairs or replacement.

  3. Why Repair Planning Matters

    Inspection reports can lead to a range of next steps, from routine maintenance recommendations to more substantial repair or replacement work. In many cases, the challenge for boards is not only understanding the findings, but also turning them into a practical scope of work, reserve planning discussion, and contractor proposal process. Early planning can help reduce emergency conditions, resident disruption, and cost escalation.

If an immediate threat is identified

What Happens if a Safety Threat Is Found

If the inspection identifies an immediate threat to health or safety, prompt action may be required. That can include restricting access to the affected area and moving quickly toward temporary stabilization or permanent repair. Waiting for visible surface damage is often risky because deterioration in these assemblies can develop inside concealed framing or waterproofing layers before it becomes obvious.

The inspector must provide the report to the association immediately and to the local code enforcement agency within 15 days. The association must then take preventive measures right away, including restricting access until repairs are inspected and approved.

5.The 2026 amendment

SB 410 Raises the Stakes for Condo Associations

Beginning January 1, 2026, SB 410 added reporting, record-retention, and resale disclosure requirements tied to SB 326 inspections. That means boards need clearer documentation and a more disciplined path from findings to finished repairs.

SB 410 does not replace SB 326. It builds on the existing SB 326 inspection framework by adding new reporting, record, and disclosure requirements for qualifying HOA-governed properties.

  1. What changed in the inspection report

    SB 410 requires the first page of the report to include specific summary information, including the inspection date, the total number of units in the condominium project, the number of units with exterior elevated elements, the total number of exterior elevated elements, the number inspected, and the number identified as posing an immediate safety threat, if any. The report must also certify that the inspector evaluated a statistically significant sample as required by law.

  2. The report is now an association record

    SB 410 adds these inspector's reports to the association-records framework and requires them to be maintained for two inspection cycles.

  3. It follows the unit into a sale

    SB 410 adds the most recent exterior elevated element inspection report to the list of documents that a separate-interest owner must provide to a prospective purchaser in an applicable common interest development sale.

6.How the process works

From inspection findings to closeout documentation

We help owners move from inspection findings to budgets, permits, repairs, and closeout documentation, in coordination with licensed architects and engineers where required.

  1. Inspection Findings Reviewed

    We review the inspection report and identify what needs immediate attention.

  2. Scope & Budget Clarified

    We help define repair priorities, probable costs, and construction needs.

  3. Plans, Permits & Coordination

    We coordinate with licensed architects, engineers, and permitting authorities where required.

  4. Repairs & Closeout Documentation

    We complete the work and provide the records needed to support compliance.

7.The contractor behind the compliance

How LA Construction Consultants Supports the Process

LA Construction Consultants helps HOA boards, condo associations, and property stakeholders understand how SB 326 applies to their property, what the inspection process is likely to involve, and how to move from findings to practical repair planning. That can include helping clients organize next steps, evaluate scope, and keep compliance-related decisions clear and manageable.

We write the repair scope in plain line items with quantities, so whatever price you put next to it, you know exactly what you are pricing. We are the repair contractor. When we quote your repair, that is our own price for our own work, and we say so on the page and in the proposal. You are always free to take our report to any contractor you choose.

  • Compliance-focused repair planning
  • Practical budgeting and scope clarification
  • Occupied-building repair coordination
  • Clear communication with boards and owners
  • Photo documentation and closeout records
Gordon Myers

Founder

Gordon Myers

Licensed General Contractor

Gordon Myers founded LA Construction Consultants to help Los Angeles property owners navigate compliance-driven repair projects with more clarity, better communication, and fewer costly surprises. With over 30 years of experience in real estate and construction, beginning back in 1988, Gordon combines deep industry knowledge with a genuinely approachable style.

8.Questions of interpretation

Frequently asked

What is SB 326?
SB 326 is California's balcony and exterior elevated element inspection law for condominium projects and other common interest developments where the association is responsible for maintenance or repair. It was added to Civil Code section 5551.
Was the SB 326 deadline extended to 2026?
Generally, no. The widely cited January 1, 2026 extension applies to SB 721-type multifamily rental properties, not the standard SB 326 HOA/condo deadline. The Oakland guidance, for example, distinguishes January 1, 2025 for SB 326 from January 1, 2026 for SB 721 properties.
Does SB 326 apply to seismic retrofitting of buildings?
No. SB 326 is not a seismic retrofit law. It requires inspection of certain exterior elevated elements such as balconies, decks, stairways, walkways, and related waterproofing systems to determine whether they are in a generally safe condition.
Do you perform the statutory inspection itself?
LACC coordinates with qualified licensed inspection professionals where required and focuses on the repair, budgeting, permit, and construction side of the process.
Can you help after we already have an inspection report?
Yes. We review findings, help clarify scope, coordinate planning and permits where needed, and complete repair work.
Can unresolved balcony findings affect financing, insurance, or resale?
Yes. Structural and deferred-maintenance issues can complicate transactions, underwriting, and disclosure.
9.Request a repair review

Need help turning inspection findings into a repair plan?

Tell us about the building. We come back to you with the next step for your property and its law.

Property and contact particulars
Optional. If you already have an inspection report, tell us its date and what it found.
Or call 424-946-8057

We use these details to respond about your building's inspection and repair. We do not sell or share them.

SB 326 compliance repairs Call 424-946-8057 Request review