SB 326 Balcony Repairs

SB 326 and SB 721 balcony repairs for Orange County associations and apartment owners

If your inspection report flagged balconies, walkways, stairs, or decks, Merit Roofing & Waterproofing repairs and waterproofs them. We are a licensed roofing and waterproofing contractor (B/C #1118086) that performs the structural wood repairs, flashing, and deck coating systems that exterior elevated element reports call for, and we document the work so the association can close out the finding.

What the laws require

SB 326 (Civil Code 5551) applies to condominium and community associations with three or more units. A licensed architect or structural engineer must inspect exterior elevated elements (balconies, decks, walkways, stairs, and their railings, supported substantially by wood and more than six feet above grade) at least every nine years. SB 721 (Health and Safety Code 17973) applies to apartment buildings with three or more units on a six-year cycle. The first-inspection deadline for both was extended to January 1, 2026 by AB 2579. Findings that pose an immediate threat must be addressed promptly; other repairs follow the timeline in the report and the local building department permit. Confirm the details that apply to your property with your inspector or attorney.

Common repairs from inspection reports

• Dry-rot replacement of joists, ledgers, rim boards, and posts.
• Replacement of deteriorated deck sheathing and re-sloping to drain.
• New flashing at the deck-to-wall intersection and door thresholds.
• Fluid-applied or sheet waterproofing systems (Westcoat, Life Deck) with a walkable finish.
• Railing post repairs, re-anchoring, and base flashing.
• Stucco, fascia, and soffit repairs at the deck edge.
• Drain, scupper, and overflow corrections.

How we handle it for the association

1. We review the inspection report and walk the flagged units with the manager.
2. We provide a per-unit proposal that maps each priced line to the report's unit numbers and findings, with photos.
3. Work is phased by building, with resident notices and access scheduling handled with the manager.
4. During repairs we inspect neighboring units and, if we find additional deterioration, provide a separate community-wide proposal so the board is not surprised later.
5. Close-out includes photos of concealed work before it is covered, permit sign-off, and the documentation your inspector needs to update the report.

Recent balcony work

Multi-phase balcony repairs and waterproofing at a condominium community in Encinitas managed by a national management company, with neighboring units inspected during the work and a community-wide proposal provided for the additional items found.

Also for apartment owners

SB 721 properties get the same scope, with the permit and completion deadlines tracked for you.

Get a repair proposal from your inspection report

Email the report to RFP@meritroof.com, call 949-444-8587, or use our Request a Proposal form. We schedule the walk within two business days.