Who is covered & what must be inspected

• SB‑326 (HOAs / Condominium projects): Applies to condominium projects governed by the Davis‑Stirling Act.  Requires a visual inspection of a random, statistically significant sample of exterior elevated elements (EEEs) (balconies, decks, stairways, walkways, and railings supported in whole or substantial part by wood) with surfaces > 6 feet above grade.  Inspections occur at least once every 9 years. 

SB‑721 (Apartments / other multifamily buildings): Applies to all buildings with 3+ dwelling units (non-HOA/multifamily).  Requires inspection of EEEs (same scope/height/material criteria) on a sample of at least 15% of each EEE type at the property. The initial deadline and 6-year cycle apply (see the iming below). 

Who can perform the inspection?

• SB‑326: A licensed structural or civil engineer or architect must conduct the inspection (civil engineers were added by AB 2114 (2024), an urgency statute effective 15 July 2024). 
• SB‑721: May be performed by a licensed architect; licensed civil or structural engineer; a contractor with A, B, or C‑5 CSLB classification and ≥5 years multistory wood‑frame experience; or an ICC-recognized certified building inspector/official (not employed by the local jurisdiction during the inspection). 

Timing/cycles (initial and ongoing)

• Urgency of the Initial Inspection: SB‑326 (HOAs/Condos) 
• SB‑721 (multifamily/apartments):
• Buildings permitted before January 1, 2019: Initial inspection by January 1, 2025, then every 6 years. 
• Buildings permitted on/after 1 January 2019: First inspection within 6 years of the Certificate of occupancy, then every 6 years. 
• Note on extensions: A 2024 proposal (AB 2579) sought to extend the initial deadline; some city pages now reference January 1, 2026, but verify the current status locally—the codified requirement still shows the 2025 initial deadline unless changed by subsequent Law or local enforcement policy. 

Sampling and method

• SB‑326: Must inspect a random, statistically significant sample to achieve 95% confidence with ±5% margin of error; the inspector must generate a random list of EEE locations before the first cycle and follow it.  “Visual inspection” is the least intrusive and may use moisture meters, borescopes, IR, etc. 

SB‑721: Must inspect ≥15% of each EEE type at the property using direct visual or comparable methods; the 15% threshold is spelled out in the bill analysis used by enforcement agencies. 

Reporting deliverables & records

• SB‑326 (to HOA board): Inspector issues a written report identifying EEE components, findings, and whether they are “generally safe”; if unsafe, the association must act (see “Repairs” below).  The report and random list are provided to the association for future use. 
• SB‑721 (to owner & enforcement on request): Keep inspection reports for at least two inspection cycles (12 years) and provide to any buyer at sale; reports must be made available to local officials upon request. 

Repairs, hazard handling & enforcement

• SB‑326: If the inspector finds a structural hazard, the association must take preventive measures immediately—including restricting occupant access—until the local authority approves repairs. 
• SB‑721:
• If there is no immediate threat, apply for a permit within 120 days of receiving the inspection report and complete non-emergency repairs within 120 days of permit issuance (extensions may be possible through the local authority). 
• Immediate Threats under SB 721: Prompt Action and Local Enforcement 

One‑page Comparison (drop‑in table)

Quick compliance checklist (practical steps)

For HOAs (SB‑326):

1.       Engage a qualified inspector (structural/civil engineer or architect) and lock inspection dates for any project not yet completed by 1 January 2025. 

2.       Ensure the consultant sets a randomized inspection plan and documents the statistical basis (95% confidence, ±5% MOE). 

3.       Prepare for immediate hazard protocols (access control, shoring) if severe defects are found. 

For Apartment Owners (SB‑721):

1.     Confirm your initial deadline (pre-2019: Jan 1, 2025; post-2019: within 6 years of C.O.). Schedule accordingly. 

Hire qualified personnel (see credential list) and target ≥15% of each EEE type. 

2.       If non-immediate issues are found, apply for permits within 120 days and plan to finish non-emergency repairs within 120 days of the license (request extensions if needed).  Keep reports for 12 years and deliver them to buyers as required. 

Citations & official resources (California)

• SB‑326 / Civil Code §5551 (statute text & requirements; random/statistical sampling; visual inspection methods).
• Code text (public Law codifier): Civil Code §5551
• HOA practitioner summary quoting the statute (access restrictions for hazards): Davis‑Stirling: §5551
• AB 2114 (2024)—adds civil engineers, urgency effective 7/15/2024: Chapter 100, Statutes of 2024 (PDF)
• SB‑721 / HSC §17973 (statute scope; credentials; recordkeeping; timing).
• Code (FindLaw) with inspector list, definitions, recordkeeping, timing for post-2019 buildings, 120-day permit rule: HSC §17973
• CA HCD Information Bulletin 2019‑01—120-day repair window; enforcement cost recovery: HCD Bulletin (PDF)
• Assembly Housing SB‑721 Analysis—15% sample requirement and scope: Committee Analysis (PDF)
• UC Office of the President (agency guidance)—initial/6‑6-year cycles and ≥15% per EEE type: UCOP Balcony Bill page
• Initial deadline notes / local references
• State of Law/codification shows 1 January 2025, for pre-2019 buildings; some local pages cite a proposed extension (AB 2579)—verify locally: LegiScan AB 2579 (proposal), City of San Mateo, HSC §17973 codifier