Findings issued
Your inspector documents any condition that poses a threat to structural integrity or occupant safety, with photographs and a written report.
California Civil & Health and Safety Code
SB 721 & SB 326, in plain English
Two laws now govern balcony safety in California. Between them they cover almost every multifamily building in Los Angeles. Here is what they require, who they apply to, and what actually happens once a report lands on your desk.
The two laws
Which one applies to your property?
The distinction is simple: SB 721 is for rentals, SB 326 is for HOAs. The obligations are similar; the cycles and the responsible party differ.
| SB 721 | SB 326 | |
|---|---|---|
| Applies to | Apartment buildings with 3 or more units | Condominiums & HOA-governed buildings |
| What is inspected | Exterior elevated elements (EEEs) — balconies, decks, walkways, stairways and landings more than 6 feet above ground, with wood-framed structural support | |
| First deadline | January 1, 2026 (extended by AB 2579) | January 1, 2025 |
| Repeat cycle | Every 6 years | Every 9 years, aligned to the reserve study |
| Who inspects | Licensed architect, civil/structural engineer, or a contractor holding an A, B or C-5 license | Licensed architect or structural engineer |
| Sample size | Minimum 15% of each EEE type, by direct visual inspection including exploratory openings | Statistically significant sample of the EEE population |
| Responsible party | Building owner | The association / HOA board |
This page is general information, not legal advice. Confirm your specific obligations with your inspector, association counsel or local enforcement agency.
What happens next
The clock, and what it costs to ignore it
120 days to pull a permit
For findings that are not an immediate threat, you have 120 days from the report to apply for a permit, then a further 120 days from permit approval to complete the work. Extensions may be granted by the local enforcement agency.
Penalties & liability
Where required repairs are not completed within the statutory window, civil penalties of $100–$500 per day can apply. Unrepaired findings also carry obvious insurance and liability exposure.
Already holding a report with open items?
We price line by line against your inspector's findings — and start scheduling immediately.
Where failure starts
Typical scope
What a real SB 721 repair involves
Inspection findings tend to cluster in the same places, because water always takes the same routes. A credible repair addresses the cause, not the symptom.
- Ledger connection — where the balcony meets the building; the most common point of water entry and dry rot.
- Framing & joists — removal and replacement of compromised structural members.
- Waterproof membrane — new system with correct slope, terminations and drainage.
- Flashing — properly lapped at the wall junction so the assembly sheds water.
- Guardrail — repair or replacement to current code height and load requirements.
- Finish restoration — decking, stucco and paint returned to a presentable condition.
For property managers & boards
What we handle so you don't have to
Board-ready pricing
Itemized per elevated element, so a board can approve line items instead of debating a lump sum.
Tenant coordination
Sequenced by stack or elevation, with notice periods that keep residents informed and access predictable.
Compliance file
Photo documentation and completion records you can hand to counsel, your insurer or the next inspector.
Multiple properties
Managing a portfolio? We will walk every building and return one consolidated schedule and budget.
Permit coordination
We manage the permitting process for the repair scope alongside your design professional where required.
Honest triage
If a balcony only needs a re-coat, we will tell you. Overselling a scope is how contractors lose portfolios.
Not sure whether your building is covered?
Send us the address. We will tell you which law applies and what the realistic timeline looks like — free.