LA Construction Consultants LA Construction ConsultantsSB 326 & SB 721 Compliance Repairs 424-946-8057
SB 721 · Balcony repairs

Your report flagged the balconies. Scope the repair in two minutes.

When an inspection flags unsafe balconies, decks, stairways or walkways, SB 721 requires the owner to correct them, on clocks the statute sets: a permit application within 120 days of receiving the report for non-emergency work, the repairs within 120 days once the permit is approved, and a $100 to $500 a day civil penalty available when repairs stay unaddressed. Answer seven questions below and a licensed general contractor scopes the repair from your own report.

Scope my balcony repair Call 424-946-8057
Licensed California General Building Contractor (Class B) Led by Gordon Myers, in LA real estate and construction since 1988 We work from the report you already hold
The clock is running

Required repairs run on the statute's own clocks

Passing the inspection deadline is only the first step. Once a report identifies an element that needs repair, the law requires the owner to correct it, on deadlines the statute sets, with a daily civil penalty available when the repairs stay unaddressed. The way to protect the building and your budget is to get the repair scoped and moving now.

120 days
to apply for the repair permit after receiving the report, for non-emergency work; emergency conditions must be addressed immediately
$100–$500
per day, the civil penalty the statute allows when required repairs are still incomplete 30 days after the inspector's notice
Licensed GC
we carry the repair through construction and closeout, not just the inspection
The scoping engine

Seven answers. An honest picture of what drives your repair.

No web page can price a balcony repair, and we will not pretend otherwise. What we can do instantly: show you which of your answers actually move the scope, then have a licensed GC build the real number from your report, at no charge and no obligation.

Scope my balcony repair
Answer from your inspection report where you have it. Not sure is a fine answer.
Where we send your scope
By submitting you agree we may contact you about your property. We never share your information.

What drives your price

Answer the questions and this panel fills in with the drivers that apply to your building, in plain English.

    Flagged as an immediate threat?

    An element the inspector says poses an immediate threat is an emergency: preventive measures happen immediately, and blocking access to it counts as compliance until the repairs are done. Do not wait on a form. Call 424-946-8057 now.

    What the law actually says

    The repair deadlines, in the statute's own words

    Health and Safety Code section 17973 sets the clocks below. It never names the event that starts its 180-day count, so no calculator can honestly compute a deadline date for you, and anyone who offers one is guessing. What stops the exposure under every reading is the same thing: repairs scoped, permitted, completed, and documented.

    The repair clocks

    • An element the inspector says poses an immediate threat is an emergency: preventive measures happen immediately, and blocking access to it counts as compliance until the repairs are done
    • For non-emergency corrective work, the owner “shall apply for a permit within 120 days of receipt of the inspection report”
    • “Once the permit is approved, the owner of the building shall have 120 days to make the repairs unless an extension of time is granted by the local enforcement agency”

    The civil penalty

    • If the owner “does not comply with the repair requirements within 180 days”, the inspector notifies the local enforcement agency and the owner
    • If the repairs are still not completed within 30 days of that notice, a civil penalty of $100 to $500 per day can be assessed until they are, at a level set by the local authority's fee schedule
    • An assessed penalty can also become a recorded building safety lien on the property, with the force of a judgment lien, and enforcement costs can be recovered

    One thing the statute leaves unresolved: the permit path above can lawfully run longer than 180 days, and the law does not reconcile the two clocks. Cities can impose stricter local rules, and the local enforcement agency can grant extensions of time. This is general information drawn from the statute's text, not legal advice; the report and any notices for your building govern your situation.

    Scope my balcony repair
    How it works

    From your report to closed-out and compliant

    The same disciplined path our apartment-owner and property-manager clients rely on, drawn straight from the inspection report.

    1

    Findings reviewed

    We review the inspection report and identify what needs immediate attention.

    2

    Scope & budget

    We help define repair priorities, probable costs, and construction needs.

    3

    Plans & permits

    We coordinate with licensed architects, engineers, and permitting authorities where required.

    4

    Repairs & closeout

    We complete the work and provide the records needed to support compliance.

    What we repair

    Balcony repairs, from the coating to the framing

    Structural & dry-rot repair

    Rotted joists, ledgers and subfloor behind the stucco, usually the biggest cost driver, repaired and documented for closeout.

    Waterproofing & coatings

    Deck coatings, flashing and membranes, the water intrusion that caused the damage in the first place, corrected so it does not return.

    Railings & connections

    Guardrails, handrails, ledger connections and fasteners the report called out, replaced to current code.

    Why owners hire us

    The contractor who carries it past the report

    Plenty of firms will inspect your building and hand you a report. Far fewer will scope it, budget it, permit it, put a crew on it under a class B license, and assemble the closeout file. We hold the permit and run the work through to sign-off, so nothing stalls between the findings and a finished, documented job.

    What you get

    • Works from your existing inspection report
    • Compliance-focused repair scope and budgeting
    • Permit and engineering coordination
    • Occupied-building repair with minimal tenant disruption
    • Photo documentation and closeout records

    Led by Gordon Myers

    • Licensed General Building Contractor, Class B: DTAG Inc. dba LA Construction Consultants, CSLB Lic #1061967
    • In Los Angeles real estate and construction since 1988, personally
    • A client-first approach built on expertise, integrity, and personal dedication
    • For apartment owners, property managers, and asset managers
    Who you work with

    One call, one accountable name

    Gordon Myers, founder of LA Construction Consultants
    Gordon Myers, FounderReal estate and construction in Los Angeles since 1988, guiding owners from the first finding to the final approval. One call handles every concern along the way.
    Where we work

    Serving Los Angeles & Southern California

    Based in Sherman Oaks, working across the LA metro and surrounding cities.

    Los AngelesSherman OaksSanta MonicaBeverly HillsLong BeachGlendalePasadenaBurbankVan NuysWest HollywoodCulver CityTorrance
    Questions owners ask

    Balcony repairs after the report, in plain English

    How long do I have to complete the repairs?
    For non-emergency work, SB 721 requires a permit application within 120 days of receiving the inspection report, then 120 days to make the repairs once the permit is approved, with extensions possible from the local enforcement agency. Separately, when required repairs go unaddressed, the inspector notifies the local enforcement agency, and repairs still incomplete 30 days after that notice can draw a civil penalty of $100 to $500 per day until they are done. Emergency conditions must be addressed immediately. Cities can also impose stricter local rules, so the report and any notices for your building govern your exact obligations.
    Can you work from my existing inspection report?
    Yes. We work directly from your inspector's report and findings, so there is no need to re-inspect before we start scoping the repair. If you do not have a report yet, we can coordinate a qualified inspection first and then carry the repair.
    What does the scoping engine actually do?
    It takes the seven facts that genuinely move a balcony repair scope, your element count, damage type, access, occupancy and timing, and shows you which apply to your building. It does not output a price, because no honest tool can price a repair without the report. Your answers ride along with your request, so the licensed GC who calls you back already knows the shape of the job.
    What does it cost?
    It depends on what the report found, and the honest answer is that nobody can price it from a web page. What moves the number: how many elements the inspector flagged, whether the damage is surface waterproofing or structural dry rot in the framing, whether railings and doors come out with it, how much access and shoring an occupied building needs, and what the permit and any required engineering add. Send us the report and we will scope it against those, at no charge and no obligation, so the first number you see is one built from your building.
    What if the deadlines are closing in?
    The repair phase is the longest step, so scoping and permits should start immediately. We prioritize getting a documented repair underway to limit penalty exposure, and the local enforcement agency can grant extensions of time. What counts in every reading of the statute is visible, documented progress toward completed repairs.
    How is this different from SB 326?
    SB 721 covers multifamily buildings with three or more dwelling units, with the first inspection deadline of January 1, 2026 and re-inspection by January 1 every six years after that. If the building's permit application was submitted on or after January 1, 2019, that statewide date is replaced by six years from the certificate of occupancy, which can fall before or after it. SB 326 covers condominium associations, with a first deadline of January 1, 2025 and re-inspection every nine years. If the permit application was submitted on or after January 1, 2020, that date is replaced by six years from the certificate of occupancy, which always falls later. Where the two dates differ, treat the earlier one as yours until your inspector confirms which applies. The clocks and the penalty on this page are SB 721's; SB 326 buildings run on their own statute, Civil Code 5551, with its own rules. Both are exterior elevated element laws, not seismic retrofit requirements.