SB 326 balcony inspection: what HOA boards need to know
SB 326 requires condo and HOA buildings with three or more attached units to have their elevated balconies, decks, stairs and walkways inspected every 9 years. The first deadline was January 1, 2025. The HOA board is responsible, and only a licensed engineer or architect can do it. When a unit sells, the buyer must get a copy of the latest report. I am a California licensed Professional Engineer and I do the inspection myself.
The facts
| Applies to | Condo and HOA buildings with three or more attached units |
| What is inspected | Balconies, decks, stairways, walkways and other load-bearing elements more than six feet above the ground, supported in whole or in large part by wood |
| How often | Every 9 years |
| First deadline | January 1, 2025 |
| Sample | A random sample big enough for 95 percent confidence, margin of error plus or minus 5 percent |
| Who must act | The HOA board |
| Who can inspect | A licensed structural or civil engineer, or an architect |
| At resale | The seller gives the buyer the most recent report (Civil Code 4525, from SB 410, effective January 1, 2026) |
How it works with your board
I work out the sample for your building, inspect the units myself, and write one stamped report. Then I walk the board through what I found, in plain words: what passes, what must be fixed to pass, and why. The report becomes part of your reserve study.
If I find something that is an immediate danger, I tell the board right away. The law also sends that report to the city within 15 days, and the board must act at once, for example by closing off the balcony.
SB 410: the report follows the sale
When an owner sells a unit, the seller must give the buyer a copy of the most recent SB 326 inspection report. Owners will ask the board for it. A missing or late report slows escrow, so having it on file helps every owner in the building.
Realtors: if your listing is in an HOA with three or more units, ask the board for the report early. If it does not exist, send me the address.
Why boards should not wait
SB 326 has no daily fine like SB 721. The risk is liability. A board that skips the inspection can face negligence and fiduciary duty claims if someone is hurt, and owners who cannot hand a buyer the report.
What HOA boards and managers say
We hired Deck Check to comply with SB326 for a 16-unit HOA. Vincenzo came out immediately, he was very professional and gave us a competitive bid in record time. Vincenzo has over 20 years’ experience in Civil Engineering, and he was hired to perform the inspections of all of the decks at the complex. After completing the inspections, he met with the Board of Directors and explained his findings, followed by a detailed written report of each deck and any required action that needed to be taken. We were very happy with the service, his breadth or knowledge and his professionalism. We would recommend him to assist with your HOA project or multi-family, Deck and Exterior Elevated Structure inspections.
It has been an absolute pleasure to work with Vincenzo at Deck Check. He recently handled both the SB 326 and SF Section 604 inspections for my clients for a 5 unit residential building in San Francisco and his level of service was outstanding. Vincenzo was timely, highly accessible, and incredibly patient throughout the entire process. What really set him apart was his ability to walk the clients through the reports and next steps in a manner that allowed everyone to make informed decisions. He was also extremely helpful in connecting us with reputable vendors to handle the necessary work. His calm demeanor and thoughtful approach to addressing difficult issues were invaluable, especially for clients who were actively preparing to sell their property. I highly recommend Vincenzo and Deck Check for anyone needing thorough, reliable structural inspections!
Deck Check quickly and efficiently helped our 20-unit HOA comply with SB326. Vincenzo, a highly experienced engineer, provided a thorough inspection and clear report. We were impressed with his professionalism and the speed with which he completed the project. Highly recommended.
SB 326 questions
Does SB 326 apply to my HOA?
It applies to condo and HOA buildings with three or more attached units that have balconies, decks, stairs or walkways more than six feet above the ground and supported in whole or in large part by wood. Apartments follow SB 721 instead.
When is the SB 326 deadline?
The first inspection was due by January 1, 2025. After that, every 9 years. If your association has not done it yet, it is already late, so start now.
Who can do an SB 326 inspection?
Only a licensed structural or civil engineer or an architect. A general contractor cannot. I am a California licensed Professional Engineer and I do every inspection myself.
How many units do you inspect?
The law asks for a random sample large enough to give 95 percent confidence, with a margin of error of plus or minus 5 percent. I work out the sample for your building and tell you how many units I need to see.
Does the report go to buyers?
Yes. When a unit sells, the seller must give the buyer a copy of the most recent SB 326 report (Civil Code 4525). The board supplies it on request.
What does the board do with the report?
The report goes to the board and becomes part of the reserve study. If I find an immediate danger, the board hears from me right away and must act at once.