SB 326 Balcony Inspection Requirements in Murrieta, California

What Is SB 326?

Senate Bill 326, signed into law in 2018, requires all condominium associations in California to conduct inspections of exterior elevated elements — including balconies, decks, walkways, and elevated stairways — by January 1, 2025. The law was passed after the 2015 Berkeley balcony collapse that killed six people and injured seven others.

Under SB 326, a licensed structural engineer or architect must perform a visual inspection of a statistically significant sample of exterior elevated elements. If the inspector finds conditions that pose an immediate threat to safety, the association must take preventive measures immediately, including restricting access to the affected area.

Key Deadlines and Requirements

The initial inspection deadline was January 1, 2025. After the initial inspection, associations must conduct follow-up inspections at least once every nine years. Repairs identified as necessary must be completed within 120 days of the inspection report, unless an extension is granted by the local enforcement agency.

The inspection report must be delivered to the HOA board within 45 days of the inspection. The board must distribute a copy of the report to all members within 15 days of receiving it. Failure to comply can result in civil penalties of up to $500 per day.

Inspection Costs

SB 326 inspection costs vary by community size and location. For a typical 50-unit condominium, expect to pay $5,000–$15,000 for the initial inspection. Larger communities with hundreds of balconies may pay $20,000–$50,000 or more. Repair costs are separate and depend on the severity of findings.

HOA boards should budget for inspections in their reserve fund study. If your reserves are insufficient, you may need to levy a special assessment to cover inspection and repair costs.

SB 326 Inspection Considerations in Murrieta

Murrieta's condo communities are among the newest in Riverside County, with most built after 2000. While newer construction generally performs better in SB 326 inspections, the 15–20 year mark is exactly when waterproofing systems and sealants begin to fail. Boards in Murrieta should view SB 326 inspections as an opportunity to identify and address deterioration before it becomes a structural issue, rather than assuming newer buildings will pass without findings.

Developer warranty claims may still be available for some Murrieta communities experiencing premature deterioration. Civil Code § 5986 requires developers to provide a construction defect warranty, and some Murrieta HOAs have successfully pursued developer claims for waterproofing failures discovered during SB 326 inspections. Boards should check their warranty documents and consult an HOA construction defect attorney if SB 326 inspections reveal systemic issues in communities less than 10 years old. Murrieta's inspection costs typically range from $2,500–$8,000 for a 30–60 unit community.