Licensed California E3 Apartment Building Inspections
keeping San Diego SB-721 compliant
CA CSLB #378491
Senate Bill SB 721 &
California Health & Safety Code §17973
In short, a law went into effect in 2019 requiring the owners all apartment buildings with 3 or more units to have their external elevated elements (EEEs or E3s) (balconies, landings, walkways, etc.) and associated guardrails and waterproofing to be inspected every 6 years with the initial deadline of Jan 1, 2025.
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The law, which is now financially costly to apartment owners, was created in response to a tragic accident in 2015 when a 5th floor balcony collapsed in Berkeley causing the death of 6 students. Photos of the aftermath clearly show dry rot on support beams that could no longer hold the weight of the balcony.
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​SB 721 was the initial ruling. CA H&S Code17973 later refined the definition of EEEs with the additional property: the element relies on wood or wood-based products for structural support.
Am I Required?
Does your apartment building have
3 or more units?
Does it have wood-framed balconies, stairway supports, landings, OR walkways?
Inspection required
by Jan 1, 2025
Highlights of SB-721
CA Health & Safety Code §17973
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The law applies to apartments with 3 or more units in a building​​
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It's not just balconies; the law applies to the structure, waterproofing system, and associated railing of balconies, stairways, walkways, landings, catwalks, etc. that rely on wood-based products for structural support​
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Any element found in need of repair or replacement must be remedied by the property owner
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At least 15% of each type of E3 must be inspected by a certified independent contractor
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The initial inspection must be completed by January 1, 2025
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Property owners not in compliance with the inspection deadlines are potentially subject to hefty fines
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- Re-inspections are required every 6 years, with the previous reports available for the next 2 cycles
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- Life-threatening deterioration or damage is to be reported to local authorities, which then requires immediate repair by the property owner, and a subsequent re-inspection
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Senate Bill 326 applies to condominiums and requires a different type of certified inspector. We do not provide service for SB 326.
SB 721 "Balcony Law" FAQ
SB-721, CA Health & Safety Code §17973
​Here's a link to read the full text of Senate Bill SB 721. And for the full text of CA H&S Code 17973.
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What are E3s?
Exterior elevated elements (E3s) are structures that extend beyond a building's exterior walls and have a walking surface that's more than six feet above ground level. They're designed for human use or occupancy and are often made of wood or wood-based products for structural support. Examples of E3s include:
Balconies, Decks, Porches, Stairways, Walkways, landings, entry structures, guards and handrails.
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Who is required to get the inspection?
​If you own an apartment building that consists of 3 or more units and has at least 1 of the aforementioned E3s that rely on wood-based products for structural support (i.e. your balconies are built with wood beams or your staircases connect to wood structures in the walls), you, as the owner, are responsible to acquire and inspection by a properly licensed individual. Condominiums are inspected under SB 326 and require a different type of certified inspector.
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When and how often do I need to get the inspection done?
​The deadline for the first inspection/report is January 1, 2025. Then you are required to get the inspection every 6 years thereafter.
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How much does it cost?
​The cost varies widely by size of the property, number of E3s, ease of inspection access, and by contractor. Especially now with so many contractors busy with the upcoming deadline, many property owners can expect to pay anywhere from $5,000 to $10,000. HOWEVER, SoCal Pro Balcony Inspections maintains a much lower minimum charge than most other contractors so smaller complexes don't get gouged. We've got your back!
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Who does the repairs?
SoCal Pro Balcony Inspections only does the inspections and provide a detailed breakdown report of our findings. This inspection is only to identify safety issues and we are not allowed by law to recommend specific repairs. Many properties pass with flying colors but you'd be surprised what might be hiding underneath the stucco posing a potential threat to your tenants and to your investment. It is the responsibility of the property owner to follow through with further repairs and more in-depth inspections as needed.
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What if I don't pass the inspection?
In the rare case it's found that an element poses an immediate threat to the safety of the occupants, the inspector is required to submit the report to the local enforcement agency within 15 days of completion of the report. The owner must then apply for a repair permit within 120 days of receipt of the inspection report and make the repairs within 120 days of the permit approval.
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