SB 326 and SB 721 Balcony Inspections: What California Property Owners Must Do Now

In 2015, a balcony collapse in Berkeley killed six people and injured seven. The cause was not a freak accident. It was wood that had been quietly rotting from water intrusion, hidden behind a surface that looked fine from the ground. Out of that tragedy came two laws that now govern nearly every multifamily building in California: SB 721 and SB 326.

If you own an apartment building or sit on an HOA board in Southern California, both of these laws apply to you, and both of their first deadlines have already passed. That does not mean you are out of options. It means the clock is now running on penalties and liability, and the smartest move is to get inspected and documented right away. Here is exactly what the laws require, who is allowed to inspect, and how our process works from the first phone call to the final report.

What SB 326 and SB 721 Inspection

actually require

Both laws target the same thing: exterior elevated elements, or EEEs. These are the parts of a building that are raised off the ground and rely on a structure to hold people up safely, including balconies, decks, walkways, stairways, landings, and railings, along with the waterproofing that protects them.

The reason is simple. These elements take the most weather, hold the most moisture, and fail in the most dangerous way, all at once, with people standing on them. A visual glance does not catch dry rot inside a load-bearing beam. A real inspection does.

SB 721 or SB 326: which law applies to you

The two laws split by building type.

SB 721 covers apartment buildings with three or more multifamily dwelling units that have wood-supported exterior elevated elements. This is the rental side. The first inspection deadline was extended by AB 2579 to January 1, 2026, and that date has now passed. After the first inspection, SB 721 requires re-inspection every six years.

SB 326 covers condominiums and homeowner associations, also known as common interest developments. This is the HOA side. The SB 326 deadline was January 1, 2025, and it was not extended by AB 2579. SB 326 then repeats on a nine-year cycle.

One building, one law. Apartments follow SB 721. Condos and HOAs follow SB 326.

The deadlines have passed. Here is where that leaves you.

If your property has not been inspected, you are now in the enforcement window, and the exposure is real.

Non-compliant owners face daily penalties that can reach 500 dollars per day, and local enforcement agencies can issue notices, levy civil penalties, and in some cases place a safety lien on the building. Worse than any fine is the liability picture: if someone is hurt on an un-inspected balcony, a missed legal inspection can become evidence of negligence in court. Your insurance carrier will also want to see a current, clean report, especially in today's tightened California market.

The fix for all of this is the same: get the inspection done, get the report in hand, and address any findings on schedule.

Who is legally allowed to inspect

This is where the two laws differ in a way that matters, and where a licensed General Contractor has a real advantage.

SB 721 allows the inspection to be performed by a licensed architect, a licensed civil or structural engineer, a certified building inspector, or a licensed contractor holding an A, B, or C-5 license with at least five years of experience. A licensed General Contractor is squarely qualified to perform SB 721 inspections, and that is exactly the background you want on a balcony: someone who has built and repaired these structures, not just read about them.

SB 326 requires the inspection to be performed by a licensed structural engineer or architect.

The practical takeaway: for your SB 721 apartment inspection, you want a licensed General Contractor who lives and breathes how these elements are framed, waterproofed, and where they fail. For SB 326, the inspection itself carries an engineer or architect credential, and the repair estimate and the actual repairs are where a contractor's value comes back in.

Our inspection process, start to finish

We keep this simple, because you have a deadline and a building to run.

1. You call us. One call to book your inspection or (888) 673-7791 gets it scheduled. We confirm which law applies to your property and set a date that works around your tenants or owners.

2. We inspect the property. We evaluate your exterior elevated elements the way the law requires, looking past the surface for the deterioration and water damage that cause failures. As a licensed General Contractor, we know precisely where these structures hide their problems.

3. You get a full report. You receive a complete, documented SB 326 and SB 721 inspection report, written to satisfy the law and your local enforcement agency, with photos and clear findings. This is the document you keep on file, hand to your insurer, and use to calendar your next cycle.

4. Add the repair estimate when you need it. If the inspection turns up deficiencies, you do not want to start cold-calling for bids. Our estimate for repairs add-on gives you a clear, contractor-level scope and cost for the corrections, so you can act fast and stay inside your repair timeline.

What happens if your inspection finds problems

A finding is not a disaster. It is the whole point of the law working the way it should: catching the problem before it catches someone.

If your report identifies deterioration, you generally have a defined window to complete repairs, and emergency conditions must be addressed immediately. Because we are a licensed General Contractor, we can move straight from the report to a repair estimate to the corrective work, without handing you off to three different vendors. That continuity is the difference between scrambling to meet a deadline and quietly checking it off your list.

Already compliant? Calendar your next cycle.

If you already have a clean report, do two things. Store it where your insurer and your board can find it, and set your reminder now: six years out for SB 721 apartments, nine years out for SB 326 condos and HOAs. New construction has its own clock tied to the certificate of occupancy, so factor that in for recently permitted buildings.

Frequently asked questions

Does SB 721 or SB 326 apply to my building? If it is a rental apartment building with three or more units, it is SB 721. If it is a condominium or HOA common interest development, it is SB 326.

The deadline already passed. Am I in trouble? You are out of compliance, which carries daily penalty and liability exposure, but the remedy is straightforward: get inspected and documented now. The sooner you have a report, the sooner the clock stops working against you.

How often do I have to re-inspect? SB 721 apartments repeat every six years. SB 326 condos and HOAs repeat every nine years.

Can a General Contractor inspect my balconies? For SB 721 apartment buildings, yes, a licensed General Contractor with the proper license and experience is fully authorized. SB 326 condo and HOA inspections are performed by a licensed structural engineer or architect.

What does it cost, and how fast can you come out? Scheduling is quick because these deadlines do not wait. Call (888) 673-7791 for pricing and the next available date.

Get your balcony inspection on the calendar

Do not let a missed inspection turn into a fine, or worse, an injury on your property. Get a licensed General Contractor on your exterior elevated elements and get your report in hand. Book your SB 326 and SB 721 inspection or call (888) 673-7791 anywhere in Southern California.