Pacifica Condo Owners: Plan For SB 326 Costs

Own a Pacifica condo with a balcony, deck, or elevated walkway? SB 326 inspections are required for many HOAs, and the price tag can surprise you if you wait. Whether you plan to stay long term or sell soon, a clear budget and timeline will protect your building and your wallet. This guide breaks down what SB 326 covers in Pacifica, typical inspection and repair costs, and smart funding options. Let’s dive in.

SB 326 at a glance

SB 326 added Civil Code section 5551 and requires condo associations to have a qualified professional visually inspect “exterior elevated elements” such as balconies, decks, elevated walkways, landings, stairways, and guardrails when they extend beyond the exterior walls, are more than 6 feet above grade, are designed for use, and are supported in whole or substantial part by wood or wood‑based products. The inspection determines if elements are generally safe and documents remaining useful life and any deficiencies. This summary of SB 326 explains the core requirements.

If the inspector finds an immediate threat to health or safety, the board must restrict access and the inspector must provide the report to local code enforcement within 15 days. Associations must retain the stamped reports for at least two inspection cycles. See the report and retention rules in this legal overview.

Who in Pacifica must comply

Most condominium projects where the HOA is responsible for maintaining exterior elevated elements must comply. Planned developments and detached homes may be excluded depending on your CC&Rs. Review your maintenance obligations and consult counsel if needed using guidance like this Davis‑Stirling resource.

Your HOA board, or its manager, hires the qualified inspector, receives and keeps the report, and implements repairs. For local permits and questions about reporting immediate hazards, contact the City of Pacifica Community Development and Building Division at 1800 Francisco Blvd, 650‑738‑7341, or visit the Building Division page.

Deadlines and timing

For condominiums, the original schedule required the first inspection by January 1, 2025, then at least every nine years. New construction with permits dated on or after January 1, 2020 has a six‑year clock from the certificate of occupancy for the first inspection. See this SB 326 summary for timing details.

To help with scheduling, AB 2114 (effective July 15, 2024) expanded who can inspect. Licensed civil engineers are now authorized, in addition to structural engineers and architects. You can confirm this change in AB 2114.

Do not confuse condo rules with the apartment statute. AB 2579 extended deadlines for certain apartment inspections under SB 721 to January 1, 2026. That extension applies to rental properties, not condo HOAs. See the bill text for AB 2579.

What the inspection covers

A qualified inspector (licensed structural engineer, licensed architect, or licensed civil engineer) performs a visual inspection. When not every element is opened or tested, the law requires a random and statistically significant sample. The final stamped report describes current condition, remaining useful life, any immediate safety issues, and recommended repairs. Keep the report for two inspection cycles and include the findings in your planning and records.

What it costs in Pacifica

Costs vary by building size, access, and condition. Use these ranges to start your budget and adjust once you have proposals and bids.

• Inspection fees: Many HOAs see about $250 to $550 per element, with small‑property minimums and volume pricing. Totals often range from $3,000 to $6,000 for small HOAs and $5,000 to $25,000 or more for larger projects. See typical ranges from industry guidance like this overview.
• Repair ranges per element (scope drives cost):
  • Minor fixes: $200 to $2,000
  • Moderate work: $1,500 to $6,000
  • Major structural repairs or partial replacement: $5,000 to $25,000+
  • Full teardown and rebuild of a balcony or large deck: $15,000 to $50,000+ in some coastal markets. See estimates summarized here.
• Hidden or additional costs to plan for: permits and plan checks, access equipment like scaffolding or lifts, design or engineering for repairs, re‑inspection fees, reserve study updates, and potential special assessment or loan interest. Review common budgeting line items in this financial guide.

Funding your SB 326 work

Inspection findings should be folded into your reserve study and long‑term plan. Civil Code section 5551 requires HOAs to consider the results in reserve planning; learn how boards integrate these costs in this SB 326 compliance guide.

If reserves are short, common options include increasing regular assessments, voting on a special assessment, obtaining an association loan or line of credit, and phasing repairs to smooth cash flow. See pros and cons of these paths in this budgeting resource.

Step‑by‑step plan for Pacifica HOAs

• Confirm applicability. Review your CC&Rs to verify the HOA maintains the balconies, walkways, or stairs and that elements meet the SB 326 definition. Use legal guidance like this Davis‑Stirling page.
• Coordinate locally. Call the City of Pacifica Building Division at 650‑738‑7341 or visit the Building Division page to confirm permit steps for repairs and what to do if an inspector finds an immediate hazard.
• Solicit proposals. Request bids from qualified inspectors. Ask for sampling methods, a sample stamped report, schedule, and any extra fees for lifts or re‑inspections. Confirm licensing and insurance. AB 2114 allows licensed civil engineers, along with structural engineers and architects. See the statute update in AB 2114.
• Build your budget. Include inspection fees and a repair contingency. Use the ranges above as a starting point, then get contractor bids for any flagged repairs before you finalize funding.
• Act fast on hazards. If an immediate threat is identified, restrict access, start emergency repairs, and follow reporting and permit rules. The inspector must also notify local enforcement within 15 days, consistent with this legal guidance.
• Update reserves and communicate. Add findings and estimates to your reserve study and multi‑year plan. Share timelines and next steps with owners so everyone understands costs and safety priorities.

Planning for a sale or purchase

SB 326 compliance can affect insurance, lending, and escrow timing. If you plan to sell, line up the inspection report, permit records, and any repair plans in advance, and budget for work that may be required during escrow. If you plan to buy in a condo community, ask for the latest SB 326 report, reserve study, and any notices about balcony or walkway repairs. Clear documentation helps you avoid surprises and negotiate with confidence.

Ready to plan for SB 326 or to align your condo sale with upcoming work? Reach out to Nick Villanueva for local guidance, introductions to reputable inspection and lending pros, and a strategic plan that fits the Pacifica market.

FAQs

Who must follow SB 326 in Pacifica condos?

• Condominium HOAs with wood‑supported balconies, decks, walkways, stairs, or guardrails more than 6 feet above grade, where the HOA maintains those elements. Review your CC&Rs and use resources like Davis‑Stirling to confirm.

What is the SB 326 inspection looking for?

• A qualified professional assesses whether elevated elements are generally safe, documents remaining useful life, notes any deficiencies, and flags immediate hazards that require prompt action and reporting, as summarized here.

Who is qualified to inspect under SB 326?

• Licensed structural engineers and architects, and since July 15, 2024, licensed civil engineers per AB 2114. Verify licensing and insurance when hiring.

What are typical inspection and repair costs?

• Inspections often run $250 to $550 per element, with project minimums, and repairs can range from a few hundred dollars to tens of thousands per element depending on scope. See ranges from this inspection overview and these repair estimates.

How do SB 326 condo rules differ from apartments?

• Condos follow Civil Code section 5551. Apartments and many rentals follow SB 721 under the Health and Safety Code, which had a deadline extension to January 1, 2026 under AB 2579.

How should our HOA pay for this work?

• Include inspection findings in your reserve study, then consider reserves, increased dues, special assessments, association loans, or phased repairs. See planning tips in this budgeting guide and reserve study guidance here.