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California SB326 & SB721
Focus Home Inspection - Same peace of mind, one inspection at a time
The state of California enacted Senate Bill 721 (SB 721) and Senate Bill 326 (SB 326), often referred to as the "Balcony Laws," following the tragic 2015 Berkeley balcony collapse. These laws mandate the routine inspection of Exterior Elevated Elements (EEEs)—specifically, weather-exposed decks, balconies, stairways, and walkways that are six feet or more above grade and supported by wood or wood-based products—in multi-family residential buildings. SB 721 applies to apartment buildings with three or more units and requires inspections every six years. SB 326 applies to condominiums and HOAs with three or more units and requires inspections every nine years, with the initial deadlines generally falling in early 2026. The core requirement is to assess the structural integrity, look for water damage, and determine the remaining useful life of these elements to ensure resident safety.
The requirements for certification to perform these inspections are deliberately strict and specific, effectively excluding standard residential home inspectors. For SB 326 (HOAs/Condos), the inspection must be performed by a licensed structural engineer or a licensed architect. For SB 721 (Apartments/Rentals), the requirements are slightly broader, allowing a licensed structural engineer, civil engineer, or architect, or a licensed general contractor (Class A, B, or C-5) with at least five years of experience in constructing multi-story wood-frame buildings, or a certified building inspector or official. These professionals are required because the scope of the inspection is invasive and structural: it goes beyond a simple visual check and often requires moisture testing, use of borescopes, or even the removal of stucco or sheathing to examine concealed load-bearing components and waterproofing systems.
A standard home inspector is typically not certified or licensed to perform these statutory inspections because their function is different and their scope is non-invasive. While a home inspection assesses the overall condition of a property for a real estate transaction, the Balcony Laws require a formal, structural assessment with a specific liability attached, which falls under the purview of a licensed engineer, architect, or specialized contractor. Home inspectors cannot "facilitate" these statutory inspections because doing so would expose them and their clients (HOAs or landlords) to non-compliance penalties, legal liability, and insurance risks, as the law explicitly defines who has the necessary expertise and license to certify the safety and compliance of the elevated elements.
Modern, Mobile Friendly Reporting
Immediate report publication gets you off to the races faster
We commit to immediate reporting. All observations are documented in real time ensuring that your report is complete and ready for review at the end of the inspection.
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Web based HTML reports with the option to download to PDF
You and your client have the option to view the report online in full resolution and detail, or to download the report to PDF for an old fashioned kinetic approach to study and ease of sharing.
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High resolution images and video reporting
Photos and video ensure all parties involved have a firm grasp on the reality of the situation. Be sure to tell us if your client is out of town so that your inspector can make video observation on important and often confusing items.
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Informative observations illustrate and educate
Our formula for reporting is simple: the observation, the implication, and our recommendation. While other companies look for shortcuts in their reporting by employing "such as but not limited to" comments, we use specific comments for each defect observed. This means that you and your client learn about the reality of the defect observed and what your next steps are.