Balcony inspection questions, answered

HOA or condominium with three or more attached units: SB 326 (Civil Code 5551). Apartment or other rental building with three or more units: SB 721 (Health and Safety Code 17973). San Francisco apartments and hotels are also covered by the city’s Section 604 program. A building with two units or fewer is outside both state laws. We confirm which rules apply before we quote.

Balconies, decks, porches, stairways, walkways and entry structures, including their railings, that extend beyond the exterior walls, have a walking surface more than 6 feet above the ground, and are supported wholly or substantially by wood or wood-based products. The waterproofing on them (flashing, membranes, coatings, sealants) is part of the inspection.

The state laws are aimed at elements supported wholly or substantially by wood, so a balcony carried entirely by concrete or steel is generally outside them. San Francisco’s Section 604 is broader and includes metal decks, landings, exit corridors, stairways, guardrails, handrails and fire escapes. If you aren’t sure, call us and we will check.

The first inspection was due by January 1, 2025. For buildings with building permit applications submitted on or after January 1, 2020, it is due within six years of the certificate of occupancy. After that, inspections repeat at least every nine years, together with the reserve study.

Under SB 326, a licensed structural or civil engineer or a licensed architect. Our inspections are led by a California-licensed Professional Engineer.

No. The law requires a statistically significant sample, meaning enough elements for 95 percent confidence with a margin of error of no more than plus or minus 5 percent. The report includes a certification of that sample.

The load-bearing components and waterproofing examined, their current condition, expected remaining life, and recommended repairs or replacement. The first page summarizes the inspection date, the number of units and elements, and any element that poses an immediate threat. The report is stamped or signed by the inspector and goes to the board, and it becomes part of the reserve study.

The report goes to the association right away and to the local code enforcement agency within 15 days. The association must act immediately, which can include blocking access to the element until repairs are approved.

Schedule the inspection as soon as you can. The section does not set a fixed fine, but the association is responsible for compliance, and a missed inspection can raise insurance, lending and liability problems. Ask your attorney about your association’s exposure.

The first inspection was due by January 1, 2026, and repeats every six years. For buildings with permit applications submitted on or after January 1, 2019, it is due within six years of the certificate of occupancy.

A licensed architect, a licensed civil or structural engineer, a building contractor with an A, B or C-5 license and at least five years of experience building multistory wood-frame buildings, or a certified building inspector. The owner hires the inspector, who can’t be employed by the local jurisdiction while doing the inspection.

At least 15 percent of each type of exterior elevated element.

The written, stamped or signed report is due to the owner within 45 days of completing the inspection. If it recommends immediate repairs, it also goes to the local enforcement agency within 15 days. For repairs that are not emergencies, the owner must apply for a permit within 120 days of receiving the report and then has 120 days after approval to finish, unless the local agency extends the time. Emergency conditions require immediate action, and blocking access counts until repairs are done.

If repairs aren’t made within 180 days, the inspector notifies the local agency and the owner. If repairs still aren’t complete 30 days after that notice, the owner can face a civil penalty of $100 to $500 per day under the local fee schedule, and the city can record a building safety lien. Local agencies can also adopt stricter rules.

At least two inspection cycles, and it must be disclosed to buyers when the property is sold.

A San Francisco Housing Code requirement for apartment buildings and condominium buildings with three or more units, and hotels with six or more guest rooms. A qualified professional verifies that weather-exposed decks, balconies, landings, exit corridors, stairways, guardrails, handrails and fire escapes are in safe condition and free of hazardous dry rot, decay and improper alteration. The signed compliance affidavit is filed with the Department of Building Inspection (DBI).

DBI’s affidavit form says every five years. It lists a licensed general contractor, a structural pest control licensee, or a licensed architect or engineer as qualified to sign. For condominiums, the HOA files for common areas and unit owners file for private areas. Always confirm current rules with DBI.

It may. A San Francisco building can fall under Section 604 and also under SB 326 or SB 721. We check all of them first and, where we can, do one inspection to cover each requirement that applies.

Inspections start from $900, depending on the size of the inspected elements. Tell us the property address, the number of buildings and units, and send any past inspection reports, and we reply with a scope and a fixed proposal. Reports are delivered in 5 to 8 business days. We serve properties within about 150 miles of downtown Sacramento. The site visit costs a minimum of $250, due at the time of the visit, and the amount is deducted from the inspection fee. Book a site visit or call us.

Yes. If the inspection finds problems, we can design the repair, handle permits and build it. You are also free to take our report to another licensed contractor.

We need hands-on access to the balconies, decks and stairs in the sample. For private balconies that usually means entering units, so residents should receive advance notice from the board or manager.