Observations from a Year of SB 721 anD
SB 326 Compliance Work Across Southern California
In its first year of operation, Malki Construction’s division SouthCoastDeckInspections.com worked with a wide range of HOAs, property managers, and apartment owners across Southern California to complete structural inspections in compliance with SB 721 and SB 326. These laws, aimed at improving the safety of elevated exterior elements such as balconies and walkways, have reshaped how multifamily housing providers approach long-term maintenance and risk management.
This article reflects on a year of on-site inspections, client consultations, and evolving industry conversations, offering a practical perspective on where the compliance process stands today — and where it’s headed.
Understanding the Regulatory Environment
California’s SB 721 and SB 326 require periodic inspections of exterior load-bearing elements in multifamily properties. While SB 721 applies to rental apartment buildings, SB 326 focuses on condominiums governed by HOAs. Both aim to identify unsafe conditions in balconies, decks, stairways, and walkways before they lead to injury or structural failure.
As these regulations begin to take full effect, the role of inspection professionals has shifted beyond basic observation — inspectors must now navigate a blend of engineering principles, regulatory compliance, and clear communication with boards and property managers.
What We’ve Learned in the Field
1. Non-Destructive Methods Are Often Sufficient
Despite widespread concern among owners, many properties do not require invasive testing during the initial inspection. Using visual assessments, thermal imaging, and moisture detection tools, it is often possible to identify compromised areas without cutting into structural surfaces.
When used properly, non-destructive testing reduces tenant disruption, avoids unnecessary repairs, and preserves the integrity of the structure — all while staying compliant with inspection mandates.
2. Boards and Property Managers Want Clarity, Not Jargon
One of the most consistent requests from clients has been the need for clear, plain-language reporting. HOA boards, in particular, prefer documentation that translates engineering findings into practical next steps — especially when they need to communicate results to residents or plan for reserve studies.
Clear visuals, straightforward explanations, and logical repair recommendations are proving to be just as important as technical expertise.
3. Inconsistent Documentation Slows Down the Process
Properties that have undergone previous repairs without proper documentation present additional challenges. Without knowing when materials were last replaced, what types of waterproofing systems were used, or whether structural modifications occurred, inspectors must approach assessments with more caution and broader assumptions.
In the long term, improving how projects are documented will streamline future inspections and limit the need for repeat assessments.
4. Thermal Imaging Remains Underutilized
Infrared and thermal imaging technologies provide valuable insight into hidden moisture and insulation failures — both of which can compromise load-bearing elements. While these tools are readily available, many in the industry still rely solely on visual observation and physical probing.
A more widespread adoption of imaging tools could improve accuracy and reduce the reliance on destructive testing, particularly for newer or well-maintained buildings.
Regional Conditions Shape Inspection Needs
Throughout Southern California, we’ve observed meaningful differences in inspection conditions based on location:
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Coastal properties face issues related to moisture intrusion, salt air corrosion, and aging waterproofing systems.
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Inland communities often deal with heat-related expansion and contraction, along with aging wood framing.
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Urban apartment buildings frequently include a mix of retrofitted and original construction details that require detailed analysis.
Tailoring the inspection approach to the building’s environment — rather than applying a one-size-fits-all method — has been essential.
Looking Ahead
With the first wave of inspections underway and compliance deadlines approaching, the inspection process is becoming a regular part of building lifecycle planning. Owners and boards are increasingly proactive, seeking evaluations ahead of schedule in order to budget for repairs and prevent last-minute scheduling challenges.
We expect this trend to continue, along with greater coordination between inspectors, engineers, and general contractors. The future of deck and balcony safety will rely on cross-disciplinary collaboration and ongoing education — not just check-the-box reporting.