Lots of people are confused about the SB 326 balcony bill. Inspectors sometimes are too. We get lots of questions about whether an Association EEE’s must be inspected under the bills inspection requirements.
To make it a little easier we compiled this series of photographs showing what types of EEE’s must be inspected and which are exempt. We hope this helps a bit in understanding.
Do you need an SB 326 deck inspection? Call me, Bill Leys, The Deck Inspector today at 805-801-2380 to discuss and set up an appointment to personally evaluate your Associations EEE’s as to whether they must be inspected or if they are exempt.
Starting with decks ad balconies, here are some examples that need to be inspected….
This is a wood framed cantilevered balcony. It is eligible to be inspected under SB326. This is a stucco covered cantilevered balcony. This is required to be inspected under SB 326. This balcony, even though it only partially extends past the building, is required to be inspected under SB 326 These stacked balconies need to be inspected under the balcony bill
This balcony is extended out and supported by wood framing, it needs to be inspected under SB-326.
This is a cantilevered wood framed balcony; it must be inspected under SB 326.
There’s actually 3 balconies here that must be inspected under SB 326.
This type pf balcony is eligible for inspection under SB 326. Only 3 walls support it, where 4 are required to exempt the balcony from inspection.
Next are examples of stairs and landings that need to be inspected, with one example of steel stairs that don’t need to be inspected (but the connection of them to the wood framing does need to be inspected).
So here we have concrete stairs attached to wood framing. The stairs need to be inspected under SB 326. Often times we will find dry-rot starting in the bottom where the wood contacts the concrete.
Here is a wood framed landing 6′ or more off the ground. This is eligible for inspection under SB 326. Note that the stairs are concrete with steel framing. These do not need to be inspected, but the connection too the wood framing does need to be inspected. These stairs are required to be inspected under SB 326.
Walkways supported by wood framing need to be inspected, such as these examples.
Walkways like these need to be inspected under the SB 326 balcony bill
The walkways shown here are required to be inspected under SB 326.
So what type of deck/balcony/stair or walkway doesn’t need to be inspected? Anything that is less than 6′ high off the ground (don’t be surprised though is it’s 5′ off the ground and we want to inspect it), made of concrete or steel. And any deck supported by 4 walls like this one below. A solid wall (no columns) must support the deck all the way around for it to be exempt.
This balcony is supported by 4 walls and is therefore exempt from the bill. We still suggest that the railings be inspected.
This balcony on the other hand does need to be inspected despite it being recessed in and under a roof, as it is not supported by four walls like the balcony shown above. It is supported by framing across the lower opening (which is a patio on the first floor).
This pictorial is not meant to be exhaustive; if you aren’t sure after looking through our pictures, give a call or fill out our contact form. Sending us some pictures always helps too! We are here to help and guide you through the SB 326 process.
2 thoughts on “Do My Decks, Stairs Walkways or Balcony’s Need To Be Inspected?”
I wanted to thank you for this article. The pictures were very helpful.
I received a quote for my HOA. They included the concrete stairs that are held up by a metal pole as well as the balcony walkway. The bid was doubled because on the quoted staircase inspection. I sent them back a response with multiple references including your pic and info from their OWN website (hehe) that showed the staircases did not need to be part of the SB326 inspection. Thanks again. You made it crystal clear!!
Thank you Sandra,
Our goal is to educate our clients and help them meet the standards set in the balcony bill.
That said, some of us are defaulting to inspecting concrete/steel stairs anyway as we keep seeing problems with them.
A 50% increase in the price does seem a little high in my opinion though.
We would be happy to quote your job and let you see the difference between us and our peers. Feel free to reach out if you want a quote.
I would also caution you about inspectors who own a waterproofing/Construction company that offers inspections solely to feed their primary business of separating HOAs from their money.
California's SB 326 Balcony & Deck Inspection Experts 
I wanted to thank you for this article. The pictures were very helpful.
I received a quote for my HOA. They included the concrete stairs that are held up by a metal pole as well as the balcony walkway. The bid was doubled because on the quoted staircase inspection. I sent them back a response with multiple references including your pic and info from their OWN website (hehe) that showed the staircases did not need to be part of the SB326 inspection. Thanks again. You made it crystal clear!!
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Thank you Sandra,
Our goal is to educate our clients and help them meet the standards set in the balcony bill.
That said, some of us are defaulting to inspecting concrete/steel stairs anyway as we keep seeing problems with them.
A 50% increase in the price does seem a little high in my opinion though.
We would be happy to quote your job and let you see the difference between us and our peers. Feel free to reach out if you want a quote.
I would also caution you about inspectors who own a waterproofing/Construction company that offers inspections solely to feed their primary business of separating HOAs from their money.
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