California requires the balconies, decks, stairways and elevated walkways on multifamily buildings to be inspected on a fixed cycle, under one of two laws. Which one applies to your Torrance building depends on how the building is owned, not on where it is. APLA Construction (CA Lic #1136359) is a licensed general contractor that performs the code-compliant repair work these inspections generate for property owners and community associations across Torrance and Greater Los Angeles.
| SB721 | SB326 | |
| Codified at | Health & Safety Code § 17973 | Civil Code § 5551 |
| Covers | Buildings with three or more multifamily dwelling units (typically rented apartments) | Condominium projects where an HOA has repair responsibility |
| Inspection cycle | Every 6 years | At least every 9 years |
| First deadline | 1 January 2026 | 1 January 2025 |
| Who may inspect | Licensed architect; licensed civil or structural engineer; a contractor holding an “A,” “B” or “C-5” license with 5+ years’ experience building multistory wood-frame buildings; or a certified building inspector or official | Licensed structural or civil engineer, or architect — only |
Both deadlines above have now passed. A Torrance building that has not had its first inspection is not on schedule, and the obligation does not lapse — it carries forward, along with the liability exposure that comes with an uninspected structural element.
The statutes are specific about scope. Health & Safety Code § 17973(a) defines the purpose as determining that exterior elevated elements and their associated waterproofing elements are “in a generally safe condition, adequate working order, and free from any hazardous condition caused by fungus, deterioration, decay, or improper alteration.” “Associated waterproofing elements” is defined at § 17973(b)(1) to include flashings, membranes, coatings and sealants.
In practice that means the inspection is not a look at the deck surface. It is an assessment of the load-bearing structure underneath and the systems that are supposed to keep water out of it — which is why inspections routinely find problems on balconies that appeared perfectly sound from the ground.
Torrance’ multifamily stock is concentrated in wood-frame apartment buildings built from the 1960s through the 1980s — exactly the construction type SB721 was written for. The city’s South Bay location adds a factor inland cities do not share: sustained exposure to salt-laden marine air accelerates corrosion of the metal connectors, joist hangers, fasteners and flashing that hold exterior elevated elements together. Corrosion of those connections is a recognized failure mode in coastal construction, and it frequently sits behind intact-looking stucco and decking where no visual check from the ground will find it.
When an inspection identifies dry rot, water intrusion, failed waterproofing, corroded fasteners or structural deficiencies, APLA performs the repair work: replacing compromised framing and decking, rebuilding structural connections, and installing new waterproofing, flashing and coatings to current code. Repair scope is determined by what the inspection report documents and by what is found once the assembly is opened up, so pricing is quoted per building after the report is reviewed rather than from a standard rate.
Repairs to exterior elevated elements in Torrance are permitted through the City of Torrance Community Development Department, Building & Safety Division — not through LADBS. Torrance is an independent permitting jurisdiction with its own submittal requirements and its own plan-check queue, so a contractor who only works in the City of Los Angeles will not be familiar with the process.
These are two separate roles, and for SB326 they must be two separate parties. The formal inspection and its written report come from a qualified inspector as set out above. The repair work that follows is performed by a licensed contractor. APLA performs the repairs and coordinates with your inspector, your board or property manager, and the Torrance building department. APLA does not perform SB326 inspections — Civil Code § 5551 reserves those for engineers and architects.
Both first-inspection deadlines have passed. Under Health & Safety Code § 17973(d)(1), SB721 inspections of apartment buildings with three or more units were required by 1 January 2026, and every six years after that. Under Civil Code § 5551(i), SB326 inspections of condominium projects were required by 1 January 2025, and at least every nine years after that. A Torrance building that has missed its deadline remains obligated — the requirement does not expire.
It depends which law applies. For SB326 condominium inspections, Civil Code § 5551(b)(1) allows only a licensed structural or civil engineer or architect. For SB721 apartment inspections, Health & Safety Code § 17973(a) is broader: a licensed architect, a licensed civil or structural engineer, a building contractor holding an “A,” “B” or “C-5” license with at least five years’ experience constructing multistory wood-frame buildings, or a certified building inspector or building official. The statute also states the inspector may not be employed by the local jurisdiction while performing the inspection.
It changes what commonly fails. In coastal and near-coastal areas such as Torrance, salt-laden air corrodes the metal connectors, fasteners and flashing that support balconies and walkways, in addition to the fungus and dry rot that affect wood framing everywhere. Both are within the scope of what Health & Safety Code § 17973 requires an inspection to assess, since the statute covers load-bearing components and their associated waterproofing elements.
The inspection report documents the condition of the exterior elevated elements and identifies what needs repair. Conditions posing an immediate threat to safety must be addressed straight away, with the local building department involved; other repairs proceed on the timeline the report and the jurisdiction set. Repairs require a permit from the Torrance building department and must be performed by a licensed contractor. APLA reviews the report, prices the documented scope, pulls the permit and carries out the work.
No. APLA is a licensed general contractor (CA Lic #1136359) and performs the repair work. SB326 condominium inspections are legally restricted to engineers and architects. APLA works from your inspector’s report and coordinates with them, your association or property manager, and the Torrance building department through to final sign-off.
If you have an inspection report for a Torrance property and need the repair work 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, licensed and bonded.
Statutory references verified against the official text of California Health & Safety Code § 17973 and California Civil Code § 5551 at leginfo.legislature.ca.gov.