SB 326 inspection – what is it and who needs to do it

SB 326 – What is it and Why Was this Law Passed?

Senate Bill 326, commonly known as SB 326 or the deck and balcony law, has been a significant development in ensuring the safety and integrity of condominium buildings across California. Its aim is simple yet crucial: to mandate inspections of certain structural elements, particularly balconies and elevated walkways, in multi-unit residential buildings. In this article, we’ll break down SB 326, exploring its requirements, importance, and practical implications for condo owners, associations, and potential buyers.

Understanding SB 326:

SB 326, enacted in response to tragic incidents involving balcony collapses and structural failures, represents a proactive approach to address safety concerns in condominiums. Its primary focus lies in mandating regular inspections of balconies, walkways, and other elevated structures to identify potential hazards and ensure structural integrity. The bill sets clear criteria for buildings subject to inspection and outlines the responsibilities of qualified inspectors. 

SB 721, another important California balcony inspection law, was passed alongside SB 326 to address safety concerns regarding exterior elements in multi-family buildings. Together, these laws ensure comprehensive inspections and repairs to uphold the highest standards of safety and structural integrity in residential properties.

SB 326 – What Should Be Inspected

SB 326 requires inspections of certain structural elements known as Exterior Elevated Elements (EEE) in condominium buildings. These EEEs typically include balconies, walkways, decks, and other elevated structures that are 6 ft above the ground or more. Inspectors must meticulously examine these areas to identify any potential hazards or structural deficiencies, ensuring compliance with the bill’s regulations.

Requirements of SB 326:

The main SB 326 requirements include:

• Initial Inspections: Complete by January 1, 2025, for all relevant HOAs.
• Subsequent Inspections: Every nine years thereafter.
• Authorized Inspectors: Only licensed structural engineers, architects, licensed general contractors, or certified building inspectors.
• Covered Areas: Include all exterior elevated elements (EEE) at least six feet above the ground and primarily made of wood.
• Waterproofing Check: Ensure all balconies, decks, and walkways are inspected for waterproofing.
• Statistically Significant Samples: Represent the entire building during inspections.
• Immediate Danger Reporting: Inspectors must report any immediate dangers to the city’s building department and the HOA board.
• Comprehensive Reports: Detail findings, recommendations, and repair estimates for the HOA board.
• Budgeting and Repairs: HOA boards must budget for and complete necessary repairs, categorizing them as emergency or non-emergency.
• Documentation: Inspection reports must be included in the reserve study and retained for at least two inspection cycles, coinciding with every third reserve study.

SB 326 Inspection Deadline

The initial safety inspection must be finalized by January 1, 2025, with subsequent inspections required every nine years or sooner thereafter.

Importance of SB 326 Inspections:

Regular inspections play a pivotal role in safeguarding residents’ safety and protecting property values. By identifying potential hazards early on, inspections enable proactive maintenance and repair, thereby reducing the likelihood of accidents and costly structural damage. SB 326 underscores the importance of prioritizing safety and maintenance in multi-unit residential buildings, ultimately fostering a secure living environment for occupants.

Who Can Perform an SB 326 Inspections:

SB 326 requires inspections of condo balconies and elevated structures to be conducted by licensed architects, licensed structural engineers, or contractors experienced in structural inspections, commonly known as licensed SB 326 specialists.  It’s worth noting that in the case that a contractor is performing inspections they must partner with or have a licensed engineer with them to confirm the inspections. These professionals possess the expertise to identify potential hazards accurately. Condo associations and owners should prioritize hiring reputable specialists, verifying their credentials and experience beforehand. By entrusting inspections to qualified individuals, condo communities can ensure compliance with SB 326, safeguarding resident safety and structural integrity.

If you’re looking for an SB 326 specialist in Sacramento or SB 721 inspection company, we’re delighted to recommend North American Home Services company as an excellent choice for any type of residential or commercial inspections.

What Methods Are Used During an SB 326 Inspection?

Visual Inspection: Inspectors thoroughly examine balconies, walkways, and elevated structures for visible signs of damage, deterioration, or structural issues. This includes assessing the condition of materials, connections, and components.

Endoscopic Testing: Endoscopic testing involves using specialized cameras or borescopes to visually inspect hard-to-reach or concealed areas of structures, such as within walls or beneath decks. This allows inspectors to identify hidden defects or damage that may not be visible during a standard visual inspection.

Moisture Sensors: Moisture sensors are used to detect the presence of moisture within building materials, such as wood or concrete. Inspectors can use moisture sensors to identify areas of excessive moisture or water intrusion, which can indicate potential structural issues or risks of deterioration.

Infrared Imagery: Infrared imagery, also known as thermographic imaging, is used to detect temperature variations within building materials and structures. This technology can identify areas of heat loss, moisture intrusion, or thermal anomalies that may indicate underlying defects or issues with insulation, waterproofing, or structural integrity.

How Much Does an SB 326 Inspection Cost

The SB 326 cost varies based on factors such as building size, structural condition, inspector choice, inspection frequency, and location. Typically ranging from $,1250 to $2,500 per building, costs can be influenced by the need for extensive inspections, repairs, and professional fees. To understand specific expenses, building owners or homeowners’ associations should obtain quotes from qualified inspectors or companies.

How Much Does It Cost to Repair a Balcony

The balcony repair cost can vary widely depending on several factors such as the extent of damage, the materials used, the size of the balcony, and the labor involved. Minor repairs such as fixing loose railings or replacing a few boards might cost a few hundred dollars. However, more significant repairs involving structural issues or complete balcony reconstruction could cost several thousand dollars or more. It’s best to consult with a qualified contractor or structural engineer to assess the damage and provide an accurate estimate for the repair costs.

How Much Does It Cost to Repair a Deck

The deck repair cost can vary depending on factors such as the extent of damage, the materials used, the size of the deck, and the labor required. Minor repairs, such as fixing loose boards or railings, might cost a few hundred dollars. However, if there are significant structural issues or extensive damage, the cost could range from a few thousand to several thousand dollars. It’s advisable to consult with a professional contractor to assess the damage and provide an accurate estimate for the repair costs specific to your deck.

What Happens if You Don’t Comply With SB-326?

If you don’t follow SB-326, your local building department’s code enforcement may impose fees, recover costs, and place liens on non-compliant properties. You may also lose the ability to renew your property insurance with your building insurance carrier.

Ignoring SB-326 inspections and repairs can lead to serious liability. Without these inspections, condo owners might lose insurance protection for personal injury claims. If someone gets hurt using any of the association’s exterior structures, the association may have to pay for damages without insurance coverage.

At Good Life Construction Company, we specialize in providing comprehensive services to ensure compliance with SB-721 and SB-326 regulations for condominium buildings. Our team is experienced in conducting thorough inspections and implementing necessary repairs, including balcony repairs, deck repairs or any others, to meet the requirements set forth by these important legislative measures.

Conclusion:

In conclusion, SB 326 stands as a crucial legislative measure aimed at promoting safety and accountability in condominium living. By mandating regular inspections of structural elements, the bill seeks to prevent accidents, protect property values, and uphold the well-being of residents. As condominium owners, associations, and stakeholders, it is important for us to embrace SB 326’s requirements and prioritize safety and maintenance in our communities. Together, we can build a safer, more resilient future for condominium living in California.

For further information on SB 326 and condo inspection best practices, we encourage readers to consult reputable sources and seek guidance from qualified professionals in the field.