California SB-326

Condominium Balcony & Exterior Elevated Elements Inspection Guide for HOA Boards & Property Managers

California Senate Bill 326 (SB-326) requires mandatory inspections of Exterior Elevated Elements (EEEs) in condominium associations to improve life safety and prevent structural failures. The law focuses on balconies, decks, stairways, walkways, and similar elevated components that can deteriorate due to moisture intrusion and aging materials.

If your condominium association has three or more units and includes elevated elements supported by wood or wood-based products, SB-326 requires regular inspections by a qualified professional and timely corrective action when issues are found.

This page explains who must comply, what gets inspected, inspection timelines, inspector qualifications, findings, and how to manage SB-326 compliance efficiently.

⸻

Who must comply

SB-326 applies to California condominium associations that meet the following criteria:
        •       The association contains three (3) or more condominium units, and
        •       The property includes Exterior Elevated Elements (EEEs), and
        •       EEEs are more than six (6) feet above ground level, and
        •       EEEs are supported in whole or in part by wood or wood-based materials

Compliance responsibility rests with the HOA, typically through its board of directors, even if day-to-day operations are handled by a professional property manager.

⸻

What are Exterior Elevated Elements (EEEs)?

Under SB-326, EEEs commonly include:
        •       Balconies
        •       Decks and porches
        •       Exterior stairways and landings
        •       Walkways or corridors
        •       Guardrails and load-bearing connections

The inspection evaluates structural integrity, including framing, connections, waterproofing, drainage, and evidence of dry rot, decay, or corrosion.

⸻

Inspection deadlines & frequency

Initial inspection deadline
        •       January 1, 2025

All applicable condominium associations must complete their first SB-326 inspection by this date.

Ongoing inspections
        •       After the initial inspection, EEEs must be inspected at least once every nine (9) years

Associations must retain inspection reports and make them available for review by owners and, if requested, local authorities.

⸻

Who can perform the inspection

SB-326 inspections must be performed by a qualified professional, which may include:
        •       California-licensed Architect
        •       California-licensed Structural or Civil Engineer

The inspector must have the expertise to evaluate load-bearing and safety-critical components, not just cosmetic conditions.

⸻

How rascompany.com helps with SB-326 compliance

SB-326 compliance often requires coordination between engineers, HOA boards, property managers, and repair contractors—especially when inspections identify hidden structural issues.

rascompany.com helps condominium associations by matching them with vetted SB-326 professionals, including:
        •       Licensed architects and engineers qualified to perform SB-326 inspections
        •       Balcony, deck, and waterproofing contractors experienced with HOA projects
        •       Structural repair specialists familiar with reserve planning and phased remediation

Using rascompany.com allows HOAs to:
        •       Quickly identify qualified inspectors without extensive vetting
        •       Streamline communication between inspectors and repair professionals
        •       Reduce compliance risk by working with experts familiar with SB-326 expectations

This coordinated approach helps boards make informed decisions while minimizing delays and unexpected costs.

⸻

Inspection findings & required actions

After inspection, EEEs are generally categorized as:

No Action Required
        •       Elements are structurally sound
        •       Routine maintenance only

Repairs Required
        •       Deterioration or damage identified
        •       Repairs must be completed within timelines recommended by the inspector and consistent with safety requirements

Unsafe / Imminent Hazard
        •       Conditions posing an immediate safety risk

In Unsafe cases, associations must:
        •       Restrict access immediately
        •       Implement temporary safety measures if needed
        •       Complete corrective repairs as soon as possible

Failure to act exposes the HOA to significant liability and potential enforcement actions.

⸻

Reporting, records & owner disclosure

SB-326 places strong emphasis on documentation and transparency.

HOAs must:
        •       Maintain written inspection reports
        •       Keep records of completed repairs and corrective actions
        •       Include inspection results in reserve planning discussions
        •       Disclose findings to association members upon request

Proper documentation is essential for both legal protection and financial planning.

⸻

Penalties & liability considerations

While SB-326 does not specify uniform statewide fines, non-compliance can result in:
        •       Increased exposure to personal injury and wrongful death claims
        •       Breach of fiduciary duty allegations against board members
        •       Insurance complications or coverage challenges
        •       Court orders requiring corrective action

From a risk-management standpoint, SB-326 compliance is a board-level responsibility, not a deferrable maintenance item.

⸻

A practical SB-326 compliance strategy
        1.      Confirm that your association is subject to SB-326
        2.      Inventory all Exterior Elevated Elements
        3.      Engage a qualified architect or engineer early
        4.      Plan for repairs through reserves or phased projects
        5.      Document inspections, decisions, and completed work

Using a matching platform like rascompany.com can simplify steps 3–5 by connecting HOA boards and managers with professionals experienced in SB-326 inspections and repairs.

⸻

Key takeaway

SB-326 is designed to protect residents, guests, and associations from the risks associated with deteriorating balconies and elevated structures. Proactive inspections, qualified professionals, and timely repairs help condominium associations meet their legal obligations while protecting long-term property value.

Leveraging professional matching services such as rascompany.com enables HOA boards and property managers to navigate SB-326 requirements with confidence, clarity, and efficiency.