SB 721 Inspection Requirements for California Apartment Buildings

What is SB 721?

Senate Bill 721, also known as the Balcony Inspection Law, establishes mandatory inspection requirements for exterior elevated elements (EEEs) in multifamily residential buildings across California. The law specifically targets load-bearing components that rely substantially on wood or wood-based products for structural support, including balconies, decks, porches, stairways, walkways, and entry structures that extend beyond exterior walls and are elevated more than six feet above ground level.

The statute requires property owners to engage licensed structural engineers, architects, or qualified building inspectors to assess these structures for water intrusion, structural deterioration, and load-bearing capacity. Inspections must evaluate both the visible surfaces and concealed framing elements using appropriate testing methods such as moisture meters and endoscopic cameras. The inspector must document findings in a detailed report that identifies any immediate hazards, necessary repairs, and recommendations for preventive maintenance.

Unlike typical property maintenance requirements, SB 721 creates a formal inspection and reporting framework with specific timelines, sampling protocols, and enforcement mechanisms. Property owners must maintain inspection records for at least two inspection cycles (12 years) and make them available to enforcement agencies upon request.

Who must comply

SB 721 applies specifically to buildings containing three or more dwelling units that are intended for human habitation, commonly referred to as apartment buildings or multifamily rental properties. The determining factor is the building’s classification as a residential rental property with multiple units, not its size or construction date.

• Covered properties: Apartment complexes, rental townhomes with three or more units, mixed-use buildings with three or more residential rental units, and student housing operated as rental properties.
• Exempt properties: Condominiums and other common interest developments, which fall under SB 326 requirements instead; single-family homes; duplexes; and buildings with exclusively commercial use.
• Gray areas clarified: Properties with both rental apartments and condominiums must comply with both statutes for their respective portions.

The distinction between apartments (SB 721) and condominiums or HOAs (SB 326) is crucial for compliance planning. While both laws address similar safety concerns, they have different deadlines, sampling requirements, and inspection cycles. Property managers overseeing portfolios with mixed property types should develop separate compliance strategies for each category.

Deadlines & timeline

Assembly Bill 2579, signed into law in 2024, extended the initial SB 721 inspection deadline from January 1, 2025, to January 1, 2026. This extension provides property owners additional time to schedule inspections and address the statewide shortage of qualified inspectors. After the initial inspection, subsequent inspections must occur every six years, creating an ongoing compliance obligation.

Properties that underwent qualifying inspections between January 1, 2016, and December 31, 2018, that met specific statutory criteria may count those inspections toward compliance, but must still complete their next inspection by January 1, 2026.

What an SB 721 inspection includes

A comprehensive SB 721 inspection goes beyond surface-level visual assessment to evaluate the structural integrity and safety of all exterior elevated elements. Licensed inspectors employ multiple evaluation methods to identify both visible and concealed defects that could compromise resident safety.

1. Visual examination: The inspector conducts a thorough visual assessment of all accessible surfaces, checking for signs of water staining, wood deterioration, metal corrosion, improper drainage, inadequate ventilation, missing or damaged waterproofing membranes, and structural movement or deflection. Each EEE is photographed from multiple angles to document current conditions.
2. Invasive testing procedures: Inspectors use specialized equipment including digital moisture meters to detect elevated moisture content in wood framing members, borescopes inserted through small access holes (typically 1/2 to 3/4 inch diameter) to examine concealed spaces without extensive demolition, and when conditions warrant, selective destructive testing to expose critical connections or areas showing signs of deterioration.
3. Comprehensive reporting: The final report includes detailed photographic documentation of all inspected elements, moisture readings with location mapping, identification of any conditions requiring immediate action, repair recommendations with associated urgency levels, and baseline documentation for tracking changes over subsequent inspection cycles.

Modern inspection technology, particularly high-resolution borescopes with articulating cameras, enables inspectors to thoroughly evaluate concealed conditions while minimizing damage to finishes. DrBalcony’s inspection teams utilize tablet-based documentation systems to ensure consistent data collection and real-time quality control throughout the inspection process.

Step-by-step process

Successfully completing an SB 721 inspection requires careful planning, coordination with residents, and systematic execution. Understanding each phase helps property managers set realistic expectations and minimize disruption to building operations.

1. Scoping and sample planning (1-2 weeks): The inspector begins by creating a comprehensive inventory of all exterior elevated elements, categorizing them by type and construction details. Using this inventory, they develop a randomized sampling plan that includes at least 15% of each EEE type, ensuring representative coverage across different exposures and floor levels.
2. Field inspection work (1-5 days depending on property size): Inspection teams systematically evaluate selected EEEs, typically spending 15-30 minutes per standard balcony for visual inspection and borescope examination. For a typical 24-unit building with 24 balconies, field work generally takes 1-2 days with a two-person team.
3. Preliminary findings and immediate hazard protocol: If inspectors identify conditions posing immediate danger to occupants, they must notify the property owner same-day and provide written notice to both the owner and local building department within 15 days.
4. Report preparation and delivery (2-4 weeks): The inspection team compiles findings into a comprehensive report meeting statutory requirements. Most inspectors deliver reports within 30-45 days of completing field work.
5. Repair permitting and execution (if required): For non-emergency repairs identified in the report, owners must apply for building permits within 120 days of receiving the inspection report. Once permits are issued, repairs must be completed within 120 days.
6. Documentation and next cycle planning: Property owners must retain all inspection reports, repair documentation, and permits for at least two complete inspection cycles (12 years minimum).

Realistic timeline planning is essential for compliance. For a mid-sized apartment complex (50-100 units), allow 6-8 weeks from initial inspector engagement to final report delivery, accounting for scheduling, field work, and report preparation.

SB 721 inspection costs & risk factors

Inspection costs vary significantly based on building characteristics, EEE complexity, and regional market factors. While the inspection itself represents a predictable expense, property owners should also budget for potential repairs identified during the assessment.

Use DrBalcony’s balcony inspection cost calculator to get a customized estimate based on your property’s specific characteristics.

Hidden cost and risk factors

Properties in coastal areas or regions with significant weather exposure face higher risks of concealed damage. Buildings constructed before modern waterproofing standards (pre-2000) often require more extensive testing and may uncover significant repair needs. Budget 10-20% above base inspection costs for contingencies and plan for potential repair reserves equal to 1-3% of property value for older buildings.

SB 721 vs SB 326

California maintains two separate balcony inspection laws that often cause confusion among property owners. While both statutes address similar safety concerns stemming from the 2015 Berkeley balcony collapse, they apply to different property types and have distinct compliance requirements.

For comprehensive information about condominium inspection requirements, visit our SB 326 inspection guide.

Enforcement & penalties

SB 721 establishes a multi-tiered enforcement framework that escalates based on the severity of violations and potential safety risks. Local building departments have primary enforcement authority, though implementation varies by jurisdiction.

• Immediate hazard protocols: When inspectors identify conditions presenting immediate threat to life or safety, owners must restrict access immediately through physical barriers, warning signs, or complete closure. Written notification to both the owner and local building official must occur within 15 days.
• Non-emergency repair requirements: For conditions requiring correction but not presenting immediate danger, owners must apply for necessary permits within 120 days of receiving the inspection report. Once permits are issued, work must be completed within 120 days.
• Civil penalty structure: Non-compliance with inspection deadlines or repair requirements subjects owners to civil penalties ranging from $100 to $500 per day, with specific amounts determined by local ordinance.

Beyond regulatory penalties, non-compliance creates substantial liability exposure. Insurance carriers increasingly require proof of SB 721 compliance for coverage renewal, and failure to maintain required inspections may void coverage for balcony-related claims.

Practical tips to save time & cost

Strategic planning and proactive management can significantly reduce both the direct costs of SB 721 compliance and minimize operational disruption.

• Create a comprehensive EEE inventory early: Document all exterior elevated elements before soliciting inspection bids, including type, size, construction details, and access requirements.
• Optimize access coordination: Batch tenant notifications by building section to minimize multiple entry requests. Offer residents multiple access windows to improve first-attempt success rates.
• Combine with complementary inspections: If conducting facade inspections, roof assessments, or waterproofing evaluations, coordinate these with SB 721 inspections to reduce mobilization costs.
• Document preventive maintenance: Maintain detailed records of EEE maintenance including cleaning, sealing, and minor repairs. This baseline documentation helps inspectors focus on changes and deterioration.
• Negotiate multi-property contracts: Property management companies with multiple buildings can often secure reduced per-building rates by bundling inspections.

Use DrBalcony’s sample size calculator to determine exact inspection requirements for your property before requesting bids.

How DrBalcony helps

DrBalcony brings together licensed structural engineers, architects, and building inspectors with purpose-built technology to deliver efficient, thorough SB 721 inspections across California. Our team has completed over 2,500 balcony inspection projects statewide, from small apartment buildings in Santa Ana to large complexes in downtown Los Angeles and high-rise properties in San Francisco.

• Licensed professional team: Every inspection is conducted by California-licensed Professional Engineers (PE), Structural Engineers (SE), or Architects with specific experience in exterior elevated elements.
• Technology-enabled inspection process: Our digital workflow includes route optimization, real-time photo documentation with cloud backup, digital moisture mapping with GPS-tagged readings, and automated report generation ensuring consistency and accuracy.
• Comprehensive testing capabilities: Beyond standard visual inspection, we deploy professional-grade moisture meters with data logging, articulating borescopes for thorough concealed space examination, and infrared thermography for identifying hidden moisture patterns.
• Clear, actionable reporting: Our reports feature executive summaries with key findings and required actions, detailed photo documentation with annotations, repair recommendations with cost estimates, and prioritized findings based on safety risk.
• Statewide coverage with local expertise: We maintain strong relationships with officials in major markets including Los Angeles County, Orange County, San Diego, the San Francisco Bay Area, and Sacramento.

Frequently Asked Questions

For additional questions about SB 721 compliance or to discuss your specific property needs, visit our comprehensive FAQ page or contact our team directly at (805) 312-8508.