Both first-cycle deadlines have passed. Senate Bill 326 required the first inspection of exterior elevated elements on condominium associations by January 1, 2025, on a nine-year recurring cycle. Senate Bill 721 — extended by AB 2579 — required the first inspection of apartment buildings by January 1, 2026, on a six-year cycle. Boards and owners who skipped the first inspection are now in the post-deadline phase.
Who can inspect balconies under SB 326 in San Diego?
For condominiums and other common-interest developments, only a licensed architect or a licensed structural or civil engineer may perform the inspection. A general contractor cannot sign an SB 326 report. For rental apartments under SB 721, an A, B, or C-5 contractor may also inspect — owners often still hire an architect or engineer to avoid a later conflict if the same firm bids the repair.
| Requirement | SB 326 (condos / HOAs) | SB 721 (apartments) |
|---|---|---|
| Applies to | Common-interest developments, 3+ units | Apartment buildings, 3+ rental units |
| Responsible party | HOA board | Building owner |
| First deadline | January 1, 2025 (passed) | January 1, 2026 (passed) |
| Recurring cycle | Every 9 years | Every 6 years |
| Who may inspect | Licensed architect or structural / civil engineer | Architect, structural / civil engineer, or A / B / C-5 contractor |
Both laws cover exterior elevated elements more than six feet off the ground — balconies, decks, walkways, stairways, and railings supported substantially by wood. Sources: Civil Code §5551, Health and Safety Code §17973, AB 2579 (2024).
What does an SB 326 inspection cost in 2026?
Ranges below are 2026 planning bands from Nalu Architecture's balcony-law playbook. They are not a bid. Exact fees depend on element count, access, height, and whether invasive testing is required.
| Scope | 2026 range | Notes |
|---|---|---|
| Visual inspection, per element | $300 – $550 | Standard SB 326 / SB 721 visual scope |
| Full-property visual inspection | $1,500 – $5,000+ | Depends on element count and access |
| Mid-sized apartment total | $5,000 – $20,000 | Complete SB 721 scope with report |
| Invasive / destructive testing | $1,500 – $3,000 per element | When visual signs suggest concealed damage |
| Repair drawings and construction documents | $5,000 – $25,000+ | Scoped separately when the report finds deficiencies |
What happens after the report — the 120-day clock
If the report identifies deficiencies, the association or owner has 120 days from submission of the report to apply for repair permits. Missing that window is where daily fines and local enforcement start. If the inspector finds an immediate threat to occupant safety, they must notify local code enforcement within 15 days. SB 326 findings must also be integrated into the association's reserve study under Civil Code §5551.
How Nalu Architecture Inc. runs the work
We perform the inspection, write the report, and — when needed — turn findings into bid-ready construction documents with waterproofing details, flashing sections, and coordinated structural work. We do not act as the general contractor. Instead of promising a first-cycle permit, we build a road map for permitting so the 120-day clock is a managed deadline, not a surprise.
Related: the HOA repair and reconstruction summary, the SB 326 microsite, and multifamily + mixed-use services.
Questions we hear
Who can inspect HOA balconies under SB 326 in San Diego?
Only a California-licensed architect or a licensed structural or civil engineer may perform an SB 326 inspection. Contractor sign-off does not satisfy the statute. Nalu Architecture Inc. performs this work through Chris Schumm, AIA, License C-36569.
Has the SB 326 inspection deadline already passed?
Yes. The first SB 326 inspection was due January 1, 2025, and the first SB 721 apartment inspection was due January 1, 2026. Associations that missed those dates are in the post-deadline compliance phase. Recurring cycles are every nine years (SB 326) and every six years (SB 721).
What is the 120-day repair-permit clock?
When an SB 326 or SB 721 report identifies deficiencies, the association or owner has 120 days from report submission to apply for repair permits. Immediate life-safety findings must be reported to local code enforcement within 15 days.
NALU® is a registered trademark of Nalu Architecture, Inc. Architectural services are provided through Chris Schumm, AIA, California Registered Architect, License No. C-36569. This page is general planning information for 2026, not an opinion on a specific site. Every engagement is scoped and contracted individually.