What it covers
Civil Code 5551 calls them exterior elevated elements: balconies, decks, stairways, walkways and their railings that extend beyond the exterior walls, are designed for people to use, and are more than six feet above ground. The inspection looks at the load-bearing parts together with the waterproofing that protects them: flashings, membranes, coatings and sealants.
Who inspects, and how many
A licensed structural engineer or architect, and since AB 2114 in 2024, a licensed civil engineer. The inspector checks a random sample large enough to give 95 percent confidence with a margin of error no greater than plus or minus 5 percent.
Deadlines
| What | When |
|---|---|
| First inspection, existing buildings | By January 1, 2025 |
| Buildings with a permit application on or after January 1, 2020 | Within six years of the certificate of occupancy |
| Later inspections | At least every nine years, coordinated with the reserve study visit |
| Immediate threat to safety | Copy to the association at once and to local code enforcement within 15 days; the board must act at once, including closing off the element |
How it feeds the reserve study
The inspector's report goes to the board and is incorporated into the reserve study required by Civil Code 5550. In practice that means the study should carry the remaining life and repair cost the inspector found, not a generic figure. Nine years is three reserve study cycles, so every third study visit should line up with a balcony inspection.
What changed in 2025
SB 410 (Chapter 516, Statutes of 2025) adds requirements for what the inspection report contains, makes the reports association records that owners can see, and adds the report to the documents a seller gives a buyer. Check the effective date and details with the association's attorney.
Sources: Civil Code 5551, AB 2114 (2024), SB 410 (2025). A plain-English guide, not legal advice.