Balcony repairs are more than a cosmetic fix.
In many California buildings, they’re a legal requirement under SB 721 and SB 326. If your property has exterior elevated elements that depend on wood framing, you may need an inspection and, if issues are found, timely structural repairs.
SB 721, “The Balcony Bill”
On September 17, 2018, California signed Senate Bill 721 into law. SB 721 requires inspections and, when needed, repairs for balconies, decks, and stairs in multi-family residential buildings with three or more dwelling units when those elements rely in whole or in large part on wood structural support.
Condominium conversions sold after January 1, 2019, also have to meet these rules. SB 721 applies statewide.
The law followed a fatal balcony collapse in Berkeley in June 2015. Six people died. Investigators found that the wood framing supporting the balcony had decayed.
What counts as an exterior elevated element (EEE)
SB 721 uses the term exterior elevated elements (EEE). These include balconies, decks, porches, stairways, walkways, and entry structures, along with their supports and railings, when they
- Extend beyond the building’s exterior walls
- Have a walking surface more than six feet above ground level
- Are meant for people to use or occupy
- Rely in whole or in large part on wood or wood-based products for support
This law sets minimum inspection and repair rules. Your local building department may require more. Common warning signs include a sagging balcony, soft spots, visible rot, or a deck surface that dips in the middle from water damage and wear.
SB 326 for common interest developments
SB 326, passed in August 2019, adds rules for common interest developments, including condos and association-managed multi-family buildings. Under SB 326, the association must hire a licensed structural engineer or architect to inspect the exterior elevated elements by 2025, then repeat inspections every nine years.
If an inspection finds a condition that could affect health or safety, the inspector must report it to code enforcement. The association must act right away, including blocking access to the affected area until repairs are completed, then inspected and approved by the local enforcement agency.
Inspection Checklist
Use these four questions to see if your building likely needs an EEE inspection:
- Does your building have three or more dwelling units?
- Do any exterior elements rely mostly on wood or wood-based products for structural support?
- Do you have exterior balconies, decks, porches, stairways, walkways, entry structures, or similar features with walking surfaces?
- Are those walking surfaces more than six feet above ground?
If you answered “yes” to all four, your property likely falls under the law and needs an exterior elevated elements inspection.
Structural repairs after the report
Alpha Structural’s Los Angeles Balcony Repair team helps owners and associations complete required structural repairs the right way. We focus on quality work that meets code and matches the standards tied to SB 721 and SB 326.
We don’t perform the inspection or file the inspection paperwork. You will need to hire a licensed architect, civil or structural engineer, or a properly licensed professional such as a “B” general contractor, a C-5 framing contractor, or a qualified home inspector.
After you have the report, we can review the repair needs and provide a clear bid for the structural work on your exterior elevated elements. We can also handle engineering and repairs for these elements.
In general, you have 120 days from the inspection report date to obtain permits, plus an additional 120 days to complete the repairs. The first inspection must be completed by January 1, 2025, with follow-up inspections on the schedule required by the applicable law. Contact us today if you’re in Los Angeles, Orange County, CA, or nearby areas.
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