Quick answer: Long Beach enforces California’s two balcony laws — SB721 for rental buildings with three or more units and SB326 for condominium associations — through its Balcony Hazard Reporting program, run by the Code Enforcement Bureau. Both first deadlines have passed: January 1, 2026 for apartment buildings and January 1, 2025 for condominiums. Long Beach also asks for more than state law requires: inspectors must file reports with the city when a balcony needs any corrective work, not only when it is an immediate hazard, and every repair needs a permit from the city’s Building and Safety Bureau. APLA Construction (CA Lic #1136359) is a licensed general contractor that carries out the permitted repair work.
The City describes its Balcony Hazard Reporting program as its response to SB721 (as amended by AB 2579) and SB326. The state laws cover “exterior elevated elements” — balconies, decks, porches, stairways, walkways and entry structures more than six feet above ground that rely substantially on wood — but the City notes that in Long Beach the term “will refer most commonly to balconies, hence the name of the program.”
| SB721 | SB326 | |
| Codified at | Health & Safety Code § 17973 | Civil Code § 5551 |
| Covers | Buildings with three or more multifamily dwelling units (typically rental apartments) | Condominium projects with three or more attached units where the association is responsible for repairs |
| Cycle | Every 6 years | At least every 9 years, coordinated with the reserve study |
| First deadline | January 1, 2026 | January 1, 2025 |
| Newer buildings | Permit applied for on or after January 1, 2019: within 6 years of the certificate of occupancy | Permit applied for on or after January 1, 2020: within 6 years of the certificate of occupancy |
| Who may inspect | A licensed architect; a licensed civil or structural engineer; an A, B or C-5 contractor with 5+ years building multistory wood-frame buildings; or a certified building inspector or building official | A licensed structural or civil engineer, or an architect |
| Sample | At least 15% of each type of element | A statistically significant sample (95% confidence, ±5% margin of error) |
The inspector cannot be employed by the City while performing the inspection; the owner or association hires them. Long Beach Information Bulletin IB-079 adds that inspections may be needed more often “following a significant weather event, water intrusion, or other damage.”
Both deadlines have passed. As of the current text of both statutes, neither first-inspection date has been extended again. A Long Beach building that has not been inspected is overdue, and the obligation does not lapse.
State law requires an inspector to send any report recommending immediate repairs to the local enforcement agency within 15 days, and lets a city require more. Long Beach does:
Reports go through the online form on the program page, by email to balconyreporting@longbeach.gov, or by mail to the Code Enforcement Bureau, 411 W. Ocean Blvd., 4th Floor, Long Beach, CA 90802 (phone 562-570-2633). The City is clear about its role: under IB-079 it “is not tasked with ensuring compliance” with the inspection requirement itself, but once a hazard is reported the owner or association must restrict access, shore the element or start repairs and get permits, and Code Enforcement monitors the property until the violations are corrected.
One detail if you are reading the City’s web page: it labels Section 5551 as part of the Health and Safety Code. SB326 is codified in the Civil Code, as IB-079 correctly states.
Long Beach runs its own building department, so repair permits come from the City of Long Beach, not from LADBS or LA County. IB-079 states that the property owner must obtain a building permit from the Building and Safety Bureau before starting any work, and that starting without one may result in penalties and delays. Permits are issued at the Long Beach Permit Center, 411 W. Ocean Blvd., 2nd Floor (562-570-7648).
Long Beach landlords already know the Proactive Rental Housing Inspection Program (PRHIP). Under LBMC Chapter 18.30 it covers rental properties with four or more residential units (not counting permitted ADUs and JADUs) and inspects the exterior of the property, all common areas and all exits, plus a sample of units. It is a general housing-code inspection: neither the PRHIP code nor the program page refers to SB721 or exterior elevated elements. A PRHIP visit can flag a visibly damaged balcony or stair, but it is not an SB721 inspection and does not satisfy the SB721 requirement.
APLA Construction is the repair contractor in that chain. We work from your inspector’s report, coordinate with the inspector, your property manager or board and the Long Beach Building and Safety Bureau, and handle the permit through final inspection.
The first SB721 inspection for buildings with three or more rental units was due by January 1, 2026, and every six years after that. The first SB326 inspection for condominium associations was due by January 1, 2025, and at least every nine years after that. Newer buildings must be inspected within six years of their certificate of occupancy.
For SB721 apartment buildings: a licensed architect, a licensed civil or structural engineer, an A, B or C-5 contractor with at least five years of multistory wood-frame experience, or a certified building inspector or building official. For SB326 condominiums: a licensed structural or civil engineer or an architect. The inspector cannot be a City employee performing the work for the City.
Only if it finds a problem. Reports showing an immediate hazard must reach the Code Enforcement Bureau within 15 calendar days, and Long Beach also asks for reports showing that corrective work is needed. Reports with no hazard or repair findings do not need to be submitted. Submissions go through the Balcony Hazard Reporting page or to balconyreporting@longbeach.gov.
Yes. IB-079 requires a building permit from the Long Beach Building and Safety Bureau before any repair work starts, and the City’s small-deck permit exemption does not cover elevated balconies. For SB721 buildings, the permit application is due within 120 days of receiving the inspection report.
No. APLA Construction is a licensed general contractor (CA Lic #1136359) that performs the repair work after the inspection. SB326 condominium inspections are limited to engineers and architects, and we keep inspection and repair separate. We work from your inspector’s report and take the repair through the Long Beach permit and final inspection.
If you have an inspection report for a Long Beach apartment building or condominium and need the repairs priced and permitted, APLA Construction can review the report and quote the documented scope. Call (818) 818-4419 or email info@aplaconstruction.com. CA License #1136359. See also our general contracting services in Long Beach.
Sources, read 15 October 2026: City of Long Beach Balcony Hazard Reporting program page, Information Bulletin IB-079 (effective January 1, 2025), Permit Center and Proactive Rental Housing Inspection Program pages; Long Beach Municipal Code §§ 18.04.020, 18.05.030 and Chapter 18.30; California Health & Safety Code § 17973 and Civil Code § 5551. General information, not an inspection or legal advice for a specific property.