Understanding Balcony, Deck, and SB 326 Inspections for Walnut Creek Condos

SB 326: The Condo Law Most Owners Don’t Know Until It Matters

If you own — or are thinking about buying — a condo in Walnut Creek, you’ve likely heard murmurs about balcony inspections, engineer reports, or new HOA requirements.

Those conversations usually trace back to California Senate Bill 326 (SB 326), a statewide law that now affects nearly every multi-family condo building with elevated exterior elements.

And here’s the important part:
SB 326 doesn’t just affect HOAs. It directly impacts condo values, HOA dues, special assessments, financing, and resale timing.

Let’s break down what SB 326 is, why it exists, and what Walnut Creek condo owners need to understand in 2025.

What Is SB 326?

SB 326 is a California law that requires periodic inspections of certain Exterior Elevated Elements (EEEs) in condominium buildings with three or more units.

These elements include:

• Balconies

• Decks

• Patios

• Walkways

• Stairways

• Landings

If the structure is elevated more than six feet above ground and made of wood or wood-based materials, it likely falls under SB 326.

The goal is safety — identifying dry rot, water intrusion, and structural failure before it becomes dangerous.

Why This Law Exists

SB 326 was passed after several tragic building failures across California, most notably the Berkeley balcony collapse in 2015.

The law is designed to prevent:

• Structural failures

• Hidden wood decay

• Deferred maintenance in older buildings

• Unsafe balconies going unnoticed

For Walnut Creek, where many condo communities were built in the 1960s–1980s, this law is especially relevant.

Who Is Responsible for Compliance?

The HOA, not the individual owner, is responsible for:

• Hiring a qualified inspector

• Completing the inspection

• Creating a written report

• Identifying required repairs

• Scheduling corrective work

However — and this is critical — owners ultimately pay for it through HOA dues or special assessments.

Inspection Deadlines (Why Timing Matters)

Most condo HOAs must:

• Complete their first SB 326 inspection by January 1, 2025, and

• Repeat inspections every nine years thereafter

Many Walnut Creek HOAs are either:

• Finishing inspections now, or

• Discovering issues that require expensive repairs

This timing has direct implications for buyers and sellers right now.

What Inspectors Are Looking For

SB 326 inspections focus on structural integrity, including:

• Wood rot

• Moisture intrusion

• Failed waterproofing

• Improper drainage

• Corrosion of connectors

• Load-bearing safety

Inspections are often invasive, meaning parts of balconies or decks may be opened up to examine internal framing.

What Happens If Problems Are Found?

If the inspection identifies safety issues, the HOA must:

• Prioritize repairs

• Prevent use of unsafe elements if needed

• Fund the work

This is where special assessments often enter the picture.

For owners, that can mean:

• One-time assessments

• Increased monthly HOA dues

• Delayed sales

• Buyer hesitation during escrow

This ties directly into:

• The Hidden Costs of Condo Ownership in Walnut Creek

• What to Watch Out for: HOA & Building Issues in Walnut Creek Condos

How SB 326 Affects Condo Buyers

If you’re buying a Walnut Creek condo, SB 326 should be part of your due diligence.

You (or your agent) should ask:

• Has the SB 326 inspection been completed?

• What were the findings?

• Are repairs pending?

• Has a special assessment been issued or discussed?

• Are balcony areas currently restricted?

Unresolved SB 326 issues can:

• Delay escrow

• Affect loan approval

• Trigger price renegotiations

• Reduce buyer confidence

How SB 326 Affects Condo Sellers

If you’re selling a condo with a balcony or deck, expect buyers to ask about SB 326 — even if the inspection hasn’t happened yet.

Sellers should:

• Disclose known inspections and reports

• Be prepared for buyer questions

• Understand whether assessments are pending

• Price accordingly if uncertainty exists

Condos in buildings that have already completed inspections and repairs often sell faster and with fewer objections.

How SB 326 Affects Financing

Lenders are paying close attention to SB 326 compliance.

Buildings with:

• Known structural issues

• Pending large assessments

• Deferred safety repairs

may face:

• Stricter underwriting

• Reduced loan options

• Delays in approval

This is another reason SB 326 is now part of condo financeability, not just maintenance.

For more context, revisit:
👉 What Makes a Condo “Financeable” in California — and Why It Matters

Older Walnut Creek Condos: Higher Risk, Not a Deal Killer

Many excellent Walnut Creek condo communities are older — and that alone doesn’t make them a bad purchase.

What matters is whether the HOA:

• Planned for inspections

• Budgeted reserves appropriately

• Communicated clearly with owners

• Addressed issues proactively

Well-managed HOAs treat SB 326 as part of long-term stewardship, not a crisis.

What Buyers and Owners Should Do Now

If you’re buying:

• Ask about SB 326 early

• Review inspection reports carefully

• Factor potential assessments into your budget

If you’re selling:

• Understand your building’s status

• Be transparent

• Price with clarity, not hope

If you already own:

• Attend HOA meetings

• Review reserve studies

• Ask how repairs will be funded

Information is protection.

The Bottom Line

SB 326 isn’t a reason to avoid Walnut Creek condos — but it is a reason to be informed.

Balcony inspections are now a permanent part of condo ownership in California, and how an HOA handles them can significantly impact value, marketability, and peace of mind.

If you want help understanding how SB 326 affects a specific Walnut Creek condo community — whether you’re buying, selling, or already own — I’m happy to walk you through it.

📧 brendan@the5starteam.com
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