SB 326, now reflected in California Civil Code Section 5551, applies to condominium projects with buildings containing three or more attached multifamily dwelling units. It requires the association board to cause a visual inspection of a statistically significant sample of exterior elevated elements for which the association has maintenance or repair responsibility.<\/p>\n
In plain terms, SB 326 is an HOA compliance responsibility. The association board must make sure qualified inspections happen, reports are incorporated into reserve planning, unsafe conditions are handled, and records are maintained.<\/p>\n
The statute states that the association is responsible for complying with SB 326. It also states that continued and ongoing maintenance and repair of the load-bearing components and associated waterproofing systems is the responsibility of the association as required by the governing documents.<\/p>\n
Boards may delegate work to managers, consultants, inspectors, and contractors, but delegation does not erase the association\u2019s compliance responsibility. The board should confirm scope, schedule, documentation, and follow-through.<\/p>\n
SB 326 requires a reasonably competent and diligent visual inspection by a licensed structural engineer, licensed civil engineer, or architect. The inspection must cover a random and statistically significant sample of covered exterior elevated elements for which the association has maintenance or repair responsibility.<\/p>\n
Covered exterior elevated elements include load-bearing components and associated waterproofing systems for decks, balconies, stairways, walkways, and railings with walking surfaces more than six feet above ground level, designed for human occupancy or use, and supported in whole or substantial part by wood or wood-based products.<\/p>\n
Civil Code Section 5551 states that the first inspection shall be completed by January 1, 2025, and then every nine years thereafter in coordination with the reserve study inspection. Buildings with permit applications submitted on or after January 1, 2020, follow the later timing provided in the statute.<\/p>\n
The inspection report must identify components, current physical condition, expected future performance, remaining useful life, and recommendations for repair or replacement. If an element poses an immediate threat to occupant safety, the inspector must provide the report to the association immediately and to the local code enforcement agency within 15 days. The association must take preventive measures immediately, including preventing access until repairs are inspected and approved.<\/p>\n
Balcony and exterior elevated element work may expose opportunities to improve adjacent wildfire details, including ventilation openings. V2 Vents is a FireStorm Building Products line manufactured by New Cal Metals. V2 Vents uses corrosion-resistant stainless steel ember mesh and the V2 Honeycomb Matrix to help block embers, heat, and flames while supporting airflow.<\/p>\n
Vent upgrades do not satisfy SB 326 structural inspection requirements by themselves. They can, however, be part of a broader exterior retrofit or wildfire home hardening scope when the project includes vent openings in wildfire-prone applications.<\/p>\n