Project Overview
- Service Type
- SB 326 Inspection
- Location
- Davis, CA
- Property Type
- Condominium Complex (48 balconies)
- Timeline
- 3 days on site · certified report in 7 days
- Completed
- May 2026
Project at a Glance
The Problem
The association had never completed the SB 326 inspection required by Civil Code §5551, and its insurance carrier set a hard documentation deadline. The board needed a statistically significant, engineer-certified inspection of 48 exterior elevated elements — without scaffolding costs or major disruption to residents.
Civil Code §5551 (SB 326) requires the inspection to run under a licensed structural engineer or architect — see our engineer-led SB 326 inspections for the full requirements.
The Solution
We built a sampling plan covering every balcony type, then completed the field work in three days using moisture probes and borescope openings instead of destructive access. Two balconies showed elevated readings and localized rot at the ledger; both were flagged with a costed repair scope.
The certified report reached the board seven days after the last site visit — in time for the insurance renewal and the annual reserve study.
- Statistically significant sampling plan
- Visual assessment of all 48 balconies
- Moisture readings & borescope openings
- Engineer-certified SB 326 report
- Repair scope & budget for the reserve study
How the Project Ran
-
Sampling plan
Building plans reviewed and a statistically significant sample designed to cover every balcony type in the association, per Civil Code §5551.
-
Field work (Days 1–3)
Visual assessment of all 48 balconies with moisture readings; borescope ports at concealed framing instead of destructive openings.
-
Analysis & certification (Days 4–8)
Findings compiled, load paths evaluated, and the report certified — two balconies flagged with localized ledger rot and a costed repair scope.
-
Board handoff (Day 10)
Certified report plus reserve-study data delivered ahead of the insurance deadline; test ports sealed and painted.
Materials Used
- Borescope inspection ports minimally invasive access
- Calibrated moisture meters framing readings
- Sealed test openings restored after inspection
46 of 48 balconies passed; two localized repairs completed the following month.
We had a hard deadline from our carrier and zero appetite for tearing balconies open. ABD met the date, and the report held up to the engineer our insurer brought in.
Questions About This Project
What share of balconies must an SB 326 inspection cover?
The law requires a statistically significant sample of each type of elevated element. Here that meant designing the sample around four balcony types across 48 units — and we inspected all of them.
Is borescope inspection reliable enough for certification?
Yes. Combined with moisture readings, a borescope shows the actual condition of concealed framing, and the engineer certifies on that evidence. Destructive openings are reserved for confirmed problem areas.
What happens when a balcony fails the inspection?
It gets a written finding with a repair scope and timeline. In this association, two balconies were flagged and repaired the following month, closing the findings.
