What is SB-721?

Senate Bill 721 (SB-721) is a California law requiring periodic inspections of Exterior Elevated Elements (EEEs) in certain multifamily apartment buildings.

The law was enacted to improve safety after several high-profile balcony and deck failures throughout California.

SB-721 generally applies to apartment buildings with:

• Three or more dwelling units

• Exterior elevated elements made substantially of wood or wood-based products

• Balconies

• Decks

• Stairways

• Walkways

• Elevated corridors

Inspections must be performed by qualified professionals and repeated periodically throughout the life of the building.

The goal is to identify deterioration before structural failures occur.

What is SB-326?

SB-326 is a California law requiring condominium associations to inspect Exterior Elevated Elements (EEEs).

Unlike SB-721, which primarily applies to apartment buildings, SB-326 focuses on condominiums governed by homeowners associations.

Exterior Elevated Elements include:

• Balconies

• Decks

• Exterior stairways

• Elevated walkways

• Exterior corridors

The law requires:

• Periodic inspections

• Documentation of conditions

• Recommendations for repairs

• Reserve planning considerations

SB-326 has become one of the most important building safety requirements affecting California HOAs.

Which buildings require SB-721 inspections?

SB-721 generally applies to:

• Multifamily apartment buildings

• Buildings with three or more dwelling units

• Buildings containing exterior elevated elements

• Structures with wood structural components exposed to weather

Examples include:

• Apartment balconies

• Exterior stairways

• Elevated decks

• Exterior walkways

The law does not typically apply to condominium buildings governed by HOAs, which are generally addressed under SB-326.

Which buildings require SB-326 inspections?

SB-326 generally applies to:

• Condominium associations

• Homeowners associations

• Buildings with exterior elevated elements

• Structures containing load-bearing wood components exposed to weather

Associations should review their buildings with qualified engineers to determine:

• Which components qualify as EEEs

• Inspection requirements

• Repair obligations

• Reserve implications

What are Exterior Elevated Elements?

Exterior Elevated Elements, or EEEs, are structural components that:

• Extend beyond the exterior walls of the building

• Are elevated above ground level

• Rely partially on wood structural components

• Are exposed to weather

Examples include:

• Balconies

• Decks

• Elevated walkways

• Exterior stairways

• Exterior corridors

Because these elements are exposed to moisture and environmental conditions, they are particularly susceptible to deterioration.

What happens if my HOA does not comply?

Failure to comply with California building safety requirements may expose the association to:

• Increased liability

• Insurance concerns

• Legal disputes

• Delayed repairs

• Increased repair costs

• Owner complaints

• Potential enforcement actions

More importantly, delaying inspections may allow deterioration to worsen and increase safety risks.

Associations should approach compliance as both a legal obligation and a long-term asset management strategy.

What is Soft Story Seismic Screening?

Soft Story Seismic Screening evaluates buildings that may be vulnerable to earthquake damage because of weak or open lower floors.

Soft-story conditions commonly occur when:

• The first floor contains parking

• Large openings reduce lateral resistance

• Upper floors are significantly stiffer than lower floors

During an earthquake, these buildings may experience excessive movement or collapse if not properly retrofitted.

Soft Story Screening helps determine:

• Whether a building is vulnerable

• Whether retrofits are recommended

• Potential strengthening options

Does San Francisco require seismic retrofits?

Yes.

San Francisco has implemented seismic retrofit programs for certain vulnerable buildings.

Common targets include:

• Soft-story apartments

• Older wood-frame buildings

• Buildings with open parking

• Structures built before modern seismic codes

The City periodically updates retrofit requirements and compliance deadlines.

Property owners should consult qualified structural engineers to understand local obligations.

What is a mandatory retrofit?

A mandatory retrofit is a strengthening program required by local law or ordinance.

Mandatory retrofits may involve:

• Structural strengthening

• New shear walls

• Steel moment frames

• Foundation upgrades

• Seismic anchorage improvements

The purpose is to improve the building's performance during earthquakes and reduce life-safety risks.

What is a voluntary retrofit?

A voluntary retrofit is a seismic upgrade performed before local laws require it.

Benefits may include:

• Improved life safety

• Reduced earthquake damage

• Increased property value

• Potential insurance advantages

• Greater owner confidence

Many owners choose voluntary retrofits to improve resilience and avoid future compliance deadlines.

How do hillside retaining wall requirements work?

Hillside retaining walls are critical structural elements that resist soil movement and stabilize sloped properties.

In San Francisco, retaining walls may be exposed to:

• Soil pressure

• Water infiltration

• Slope instability

• Earthquakes

• Corrosion

• Differential settlement

Periodic inspections help identify:

• Cracking

• Leaning walls

• Drainage failures

• Movement

• Structural deterioration

Retaining wall failures can create significant safety and property risks.

What inspections are required for retaining walls?

Inspection requirements vary depending on:

• Wall height

• Location

• Building permits

• Observed distress

• Local ordinances

Engineers may evaluate:

• Structural stability

• Drainage

• Soil conditions

• Cracking

• Movement

• Foundation conditions

Early investigation often prevents larger and more expensive failures.

What are HOA maintenance obligations?

HOAs are generally responsible for maintaining common elements as defined in their governing documents.

Responsibilities may include:

• Balconies

• Decks

• Exterior walls

• Roofs

• Waterproofing systems

• Common walkways

• Retaining walls

• Structural components

Proper maintenance protects owners, reduces liability, and preserves property values.

What role does the Board play?

The Board of Directors is responsible for:

• Hiring engineers

• Scheduling inspections

• Reviewing reports

• Funding repairs

• Communicating with owners

• Approving projects

• Maintaining compliance

Boards must balance:

• Safety

• Financial considerations

• Owner expectations

• Regulatory requirements

Professional engineering guidance helps Boards make informed decisions.

What role does the property manager play?

Property managers often coordinate:

• Engineering proposals

• Site access

• Owner communications

• Construction schedules

• Permit coordination

• Contractor meetings

• Maintenance records

A knowledgeable property manager can significantly improve project efficiency and communication.

What records should the HOA maintain?

Associations should maintain:

• Engineering reports

• Inspection reports

• Repair drawings

• Construction contracts

• Permits

• Reserve studies

• Maintenance records

• Photographs

• Warranties

• Final certifications

Organized records simplify future inspections and long-term planning.

Can owners request engineering reports?

In many cases, yes.

Owners may be entitled to review:

• Inspection reports

• Engineering studies

• Reserve studies

• Construction contracts

• Repair documentation

Transparency helps owners understand:

• Building conditions

• Future repairs

• Financial obligations

• Safety concerns

What permits are required?

Permit requirements vary depending on:

• Project scope

• Structural significance

• Local building codes

• Historic district regulations

Projects commonly requiring permits include:

• Balcony repairs

• Seismic retrofits

• Retaining wall repairs

• Structural strengthening

• Waterproofing projects

• Exterior renovations

Qualified engineers can assist with permit drawings and approvals.

How often do California building laws change?

California regularly updates:

• Building codes

• Seismic requirements

• Balcony inspection laws

• Accessibility requirements

• Energy standards

• Safety regulations

Property owners should periodically review legal and engineering requirements to remain compliant.

How can RAS Engineering help with compliance?

RAS Engineering provides engineering services for condominium associations, HOAs, apartment owners, and commercial property owners throughout San Francisco and the Bay Area.

Our services include:

• SB-721 inspections

• SB-326 inspections

• Exterior Elevated Elements inspections

• Soft Story Seismic Screening

• Hillside retaining wall inspections

• Structural investigations

• Water intrusion evaluations

• Building envelope consulting

• Repair specifications

• Permit drawings

• Construction oversight

• Capital repair planning

• HOA engineering consulting

We help clients understand their obligations, prioritize repairs, and develop practical strategies for maintaining safe, resilient buildings.

Schedule a San Francisco Engineering Consultation

If your condominium association, HOA, apartment building, or commercial property requires inspections, structural evaluations, or compliance assistance, RAS Engineering can help.

Our team provides engineering solutions designed to protect residents, preserve property values, and help San Francisco buildings remain safe and compliant for generations to come.