LA Construction Consultants LA Construction ConsultantsSB 326 & SB 721 Compliance Repairs 424-946-8057
SB 326 · HOA & condo boards

Failed SB 326 inspection? Bring us the engineer's report.

Your inspections are done. Your liability is not. SB 326 sets no repair deadline, so the clock is set by other people: your carrier at renewal, your owners at escrow, and a balcony that stays closed until the local enforcement agency approves the repair. Send the report your engineer already wrote and get a line-item scope your board can compare, defend and hand to your reserve analyst.

Send the engineer's report Call 424-946-8057
Licensed California General Building Contractor (Class B) We bid from your engineer's report, whoever wrote it We do the repairs. We do not do your inspection.
What the statute actually says, and what it does not

No repair deadline. No daily fine. Real pressure anyway.

Civil Code 5551, the SB 326 statute, required the first inspection by January 1, 2025, unless the building permit application was submitted on or after January 1, 2020, in which case it is due six years after the certificate of occupancy instead, and then at least once every nine years. Associations without one are past the statewide date. The inspection must be performed by a licensed structural or civil engineer or architect, and we do not perform it: we read the report they produced. The $100 to $500 per day civil penalty you may have read about belongs to SB 721, Health and Safety Code 17973, and 17973(n) excludes common interest developments, so it cannot attach to your association. What 5551 does require: a stamped report with recommendations for any necessary repair or replacement, presented to the board and folded into the reserve study, and, where the inspector advises an immediate threat, preventive measures immediately, including preventing occupant access until repairs have been inspected and approved by the local enforcement agency.

Escrow
since the start of 2026, SB 410 puts the report into the resale disclosure package, so every unit sale surfaces unrepaired findings to a buyer and their lender
Renewal
carriers can ask for the report and the repair record at renewal; some boards first hear about their report from their broker
Closed elements
an element closed as an immediate threat stays closed until the local enforcement agency approves the repair; every taped-off day is phone calls
The scoping engine

Seven answers. A scope your board can actually compare.

No web page can price a balcony repair, and we will not pretend otherwise. What we can do: show you which of your answers move the scope, then build a line-item component list from your engineer's report. One thing your board should know up front: we may bid the repairs we scope. The scope you receive is written as a defined component list so other contractors can price the same items, and your board should obtain independent bids and compare.

Scope our association's repair
Answer from the engineer's 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.

    An element closed to residents?

    A closed element stays closed until repairs are inspected and approved by the local enforcement agency, and in the City of LA that means a permit and sign-off. Do not wait on a form. Call 424-946-8057 now.

    For the treasurer

    A bid your board can defend at an open meeting

    The usual failure of an HOA repair bid process is that the three proposals price three different jobs: one includes demolition and substrate repair, another assumes surface treatment, and the low bid is the least complete bid. What fixes that is a defined component list, priced line by line.

    Line-item scope

    Each element, each repair type, each quantity: written so any qualified contractor can price the same list and your comparison finally means something.

    Reserve-study ready

    Numbers formatted so your reserve analyst can fold them straight into the study the statute ties the report to.

    Change-order triggers up front

    Dry rot is what changes the number. The conditions that would trigger a change order are stated before the contract, not discovered after demolition.

    How it works

    From the engineer's report to reopened balconies

    Written for a volunteer board voting on work nobody on the board is expected to be an expert in.

    1

    Send the report

    We read every line of what your engineer wrote. You do not need another inspection to get a real scope.

    2

    Scope in writing

    A line-item component list your board can compare against other bids, with change-order triggers stated.

    3

    Board walk-through

    We will walk the report with your board, at your meeting, at the building, so nobody votes on something they have not understood.

    4

    Permits, work, closeout

    Permits pulled and signed off by the local enforcement agency, one stack at a time, residents in place.

    Occupied buildings

    One stack at a time. Residents keep their balconies.

    An element closed as an immediate threat stays closed until the repair is inspected and approved by the local enforcement agency. Sequencing the work by stack, with resident notice and protected access planned before the first demolition day, is what keeps a repair project from becoming a resident-relations project. That is a construction decision, and it belongs in the bid, not in an apology later.

    What your board gets

    • A line-item scope built from your engineer's report
    • Numbers formatted for the reserve analyst
    • Change-order trigger conditions stated before the contract
    • Stack-by-stack sequencing with resident notice planned
    • Permits, agency sign-off and a documented closeout file

    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
    • Gordon will be the one at your building, and at your board meeting if you want him there
    • For boards, community managers and self-managed associations
    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 CityMarina del Rey
    Questions boards ask

    SB 326 repairs, in board language

    Who pays, the association or the owner?
    In the default case, the association: unless your CC&Rs say otherwise, exclusive-use common area like balconies is generally the owner's to maintain and the association's to repair and replace. Your governing documents govern, and your association's attorney is the right reader of them. What we control is making the repair scope phaseable, so it is not one outlay.
    Can the engineer who inspected us also do the repairs?
    The statute requires the inspection be performed by a licensed structural or civil engineer or architect, and they are generally not licensed to build. What we can tell you plainly about ourselves: we do the repairs, and we do not do your inspection, so the person who wrote your report has no stake in what we bid, and we have none in what they found.
    Do we need another inspection before getting a bid?
    No. The report your engineer already stamped is what we price from. The board just wrote a five-figure inspection check; the last thing it needs is to be sold a second study to get a first number.
    Should we get more than one bid?
    Yes, and we say that knowing we may be one of the bidders. The scope we hand you is a defined component list written so other contractors can price the same items. That is what makes three bids comparable instead of three different jobs.
    What do we tell an owner whose sale is held up?
    Since the start of 2026 the inspection report rides in the resale disclosure package, so a buyer and their lender see unrepaired findings. The honest answer to give an owner is a dated repair plan: scope approved, permit applied for, work sequenced. A documented plan is what turns an open-ended disclosure into a scheduled one. We format the scope so your board can attach it.
    What does it cost?
    It depends on what the engineer found, and nobody can price it from a web page. What moves the number: how many elements were flagged, whether findings are surface waterproofing or structural dry rot, whether railings come out with the repair, the access and shoring an occupied building needs, and permits and any required engineering. Send the report and we will scope it against those, with no obligation.