SB-326 Inspections for Apartments

MALKI CONSTRUCTION DELIVERS ON WORKMANSHIP, EFFICIENCY AND COST.

98 Percent Unit Inspection Strategy

California’s SB 326 rules for exterior elevated elements have changed how apartment owners, asset managers, and HOAs plan repairs. The law sets minimum inspection levels. However, experienced owners know that minimum compliance does not always mean enough risk control. This is especially true for large communities with many identical balconies, stairs, and walkways. That is where the 98 percent unit inspection model comes in. At MalkiConstruction.com, we support SB 326 unit inspections that go beyond sampling and guesswork. As a result, owners get near-complete visibility into conditions across the property. In turn, safety, budgeting, and construction decisions all improve.

A 98 percent unit inspection means we visually check and document nearly every elevated exterior element on the property, instead of relying on a small sample. In practice, this usually includes:

• Nearly every balcony, deck, and exterior landing
• All exterior stairs and stair landings
• Elevated walkways and corridors
• Guardrails and handrails at each location
• Associated waterproofing surfaces and visible framing conditions

Rather than guessing from a few units, this approach treats each elevated element as a possible liability and repair item. After all, in SB 326 compliance, one failed balcony is one too many.

Some owners use sampling to lower upfront inspection costs. However, sampling brings real challenges:

• Hidden variability between “identical” units
• Uneven exposure to weather, sun, and drainage
• Past repairs performed inconsistently over time
• Resident modifications and unpermitted changes
• Water intrusion paths that affect only certain stacks or elevations

For example, two balconies built from the same plans can age very differently. One may be dry and sound, while the other already needs structural repair or full replacement.

In short, a 98 percent inspection replaces assumptions with documented conditions.

1. Clear Scope Definition

When we inspect nearly every unit, repair scopes are no longer guesswork. As a result, owners gain:

• Accurate counts of affected balconies
• Specific repair categories by condition level
• Identification of recurring design or detailing failures
• Clear separation between maintenance, repair, and reconstruction

This precision greatly improves construction bids and reduces change orders.

2. Safer Properties and Reduced Liability

At its core, SB 326 is about life safety. A near-complete inspection program:

• Identifies localized hazards before failure
• Reduces the risk of “unknown” dangerous elements
• Demonstrates good-faith diligence if issues arise
• Strengthens documentation for insurers and lenders

From a risk point of view, documentation matters almost as much as the repair itself.

3. Phased Construction Planning

With full visibility, owners can plan work in a smart order:

• Immediate safety repairs first
• Active water intrusion second
• Preventive waterproofing upgrades third
• Long-term capital improvements later

As a result, crews can phase the work around occupancy, budgets, and the seasons.

Elevated Deck and Balcony Surfaces

First, we review every accessible balcony or deck for:

• Cracking, delamination, or peeling coatings
• Ponding water or inadequate slope
• Soft spots or spongy movement
• Failed sealants at edges and penetrations
• Improper or deteriorated surface finishes

These conditions often decide whether a unit needs a local repair or a broader replacement.

Guardrails and Handrails (Every Unit Matters)

Guardrail failures are among the highest-risk SB 326 issues. So, at each unit we check:

• Rail movement or looseness
• Corrosion at base plates or fasteners
• Improper attachment methods
• Penetrations through waterproofing
• Missing or non-compliant rail heights

Even one weak guardrail can require urgent repair.

Stair Systems and Landings

Next, exterior stairs receive the same close review:

• Tread and landing surface condition
• Evidence of water intrusion at joints
• Corrosion or decay at stringers and supports
• Handrail attachment integrity
• Drainage at landings and transitions

Once moisture reaches load-bearing parts, stair decay tends to speed up quickly.

Waterproofing Transitions and Door Thresholds

Door and wall transitions also fail often. For this reason, we review:

• Threshold height and slope
• Flashing continuity
• Sealant condition
• Cracks or separation at wall interfaces
• Signs of moisture migration into walls

In fact, many large projects start as small threshold failures repeated across dozens of units.

Underside and Soffit Conditions

Where we can see them, we also inspect:

• Staining or efflorescence
• Cracked or sagging soffits
• Rusting connectors or fasteners
• Peeling paint or fungal growth

These clues often confirm long-term moisture exposure that needs structural repair.

In real apartment operations, 100 percent access is rarely possible:

• Vacant units undergoing turnover
• Units with temporary access restrictions
• Active tenant conflicts or emergencies
• Safety or weather limitations

A 98 percent threshold accepts these realities while still giving near-total visibility, far beyond what sampling provides. From a compliance and risk view, many see 98 percent coverage as a best-practice standard, not a loophole.

Construction overruns often come from what the inspection missed. With near-complete coverage, however, owners benefit from:

• Fewer “hidden” deteriorated balconies discovered mid-project
• More accurate material quantities
• Better labor forecasting
• Reduced schedule extensions
• Lower contingency spending

In other words, better inspections lead directly to more certain construction costs.

When we check nearly all units, patterns appear that sampling often misses:

• One elevation consistently failing due to wind-driven rain
• Certain balcony stacks deteriorating faster due to drainage alignment
• Guardrail corrosion concentrated on specific floors
• Repeated flashing failures tied to original construction details
• Past repair methods that trapped moisture instead of shedding it

As a result, owners can fix the whole system, not just patch symptoms.

One of the biggest benefits of a 98 percent inspection is clarity on repair versus replacement.

Repair-Appropriate Conditions

• Early coating failure
• Localized sealant breakdown
• Minor surface cracking
• Isolated rail attachment issues

Usually, targeted repair and better detailing can fix these.

Construction-Level Conditions

• Widespread moisture intrusion
• Structural framing deterioration
• Repeated failures across many units
• Inadequate original slope or waterproofing design

In contrast, these often need larger construction solutions to prevent repeat failures.

SB 326 compliance affects many people. Our inspection approach supports:

• Owners seeking cost control and asset protection
• Property managers managing access and scheduling
• HOA boards balancing safety and reserves
• Engineers and contractors developing realistic scopes
• Residents who expect safe, functional living spaces

In short, clear data reduces conflict, uncertainty, and rushed decisions.

A 98 percent unit inspection only helps if the findings are usable. So, our documentation focuses on:

• Unit-by-unit condition tracking
• Photographic evidence tied to locations
• Clear categorization of severity
• Repair priority recommendations
• Construction planning insights

As a result, owners can move straight from inspection to clear repair and construction plans.

This approach is especially useful for:

• Large apartment communities
• Properties with repeating balcony designs
• Assets approaching major capital planning cycles
• Buildings with known water intrusion history
• Owners seeking long-term cost control

In these cases, careful upfront inspection saves money later.

At MalkiConstruction.com, we know SB 326 is not just an inspection rule. It is also a repair and construction management issue. That is why our approach focuses on:

• Near-complete inspection coverage
• Practical, defensible findings
• Real-world construction insight
• Reduced disruption to residents
• Long-term durability, not cosmetic fixes

In short, we help owners move from compliance to confidence.

If your apartment property includes balconies, decks, stairs, or elevated walkways, a 98 percent unit inspection provides the clarity needed to plan safe, cost-effective repair and construction work.
Contact MalkiConstruction.com today to discuss your property, inspection coverage goals, and how a comprehensive SB-326 strategy can protect residents, reduce liability, and stabilize long-term construction costs.
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