To comply with Los Angeles SB-326, HOAs must arrange for inspections of all exterior elevated elements (EEEs) 6 or more feet off the ground and supported wholly or substantially by wood or wood-based products. Inspections in Los Angeles must be carried out by qualified professionals, such as licensed architects and structural engineers, and should include an assessment of the water-proofing systems for each EEE. Inspections are required to be conducted initially by January 1, 2025, and at least once every nine years thereafter.

The inspectors in Los Angeles must visually inspect a statistically significant sample of the building’s EEEs, and the exact number of EEEs inspected will depend on the size of the building. Once a visual inspection has been carried out, the inspector will determine if further testing is necessary. In the event of an imminent threat to the safety and wellbeing of residents, the inspector is required to report it to both the city’s building department and the HOA board.

A detailed report must be compiled by the inspector and presented to the Los Angeles HOA board, outlining the necessary repairs. The HOA board will then need to allocate a budget for the repairs and ensure they are completed. The report should include the identification of specific building elements that were inspected, the current physical condition of these elements, whether any elevated exterior elements pose a risk to residents, and the anticipated service life and performance of the elements.

The report should also outline the necessary repairs, distinguishing between emergency and non-emergency repairs. Emergency repairs that could put Los Angeles residents’ health and safety at risk will be promptly referred to the building department’s code enforcement agency, while non-emergency repairs will be reported to the condominium association’s board.

It is mandatory to include the inspection report in your Los Angeles reserve study and keep copies of it for at least two inspection cycles. The inspection of balconies every nine years must coincide with every third reserve study. It is important to ensure that your local government authority or governing body documents in Los Angeles do not have stricter requirements than those mentioned. Failure to comply with SB-326 in Los Angeles may result in penalties imposed by the code enforcement department of your local building authority. The department can charge fees, recover enforcement expenses, and enforce liens against non-compliant properties. Furthermore, not completing the required SB-326 inspections and repairs could make you liable for any resulting damages.

Non-compliance may cause Los Angeles condo owners to lose their liability protection provided by insurance companies for personal injury claims. This implies that if someone is harmed on the property due to an issue that should have been addressed during an SB-326 inspection, the insurance company may not cover the claim. In the event of someone getting injured while using or occupying any of the association’s exterior elevated elements, the association will most likely be responsible for any financial settlements and will not be covered by their association’s insurance policies.