What Should I Know About Balcony and Deck Inspections Before I Buy a Condo?

Balconies, decks and elevated walkways are exposed to weather, and water damage can hide inside them. When they need repair, the cost is often shared by the owners through the HOA.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. When buyers look at condos and townhomes, I encourage them to ask about balcony inspections along with the budget and reserves, because it's one more piece of the HOA's financial picture.

Senate Bill 326 added Civil Code section 5551 to the Davis-Stirling Act, the law that governs most California HOAs. In plain words, the law says:

• Who inspects. The board must have a visual inspection done by a licensed structural or civil engineer or architect.
• What gets inspected. The law covers "exterior elevated elements," such as balconies, decks, stairways and walkways that are elevated and rely mainly on wood or wood-based products for support.
• How it's sampled. The inspector generates a random list of locations so a statistically significant sample of each type of element is reviewed.
• How often. At least once every nine years.
• What happens with a safety threat. If the inspector finds an immediate threat to safety, the association must take preventive measures right away, including keeping people off that element until repairs are inspected and approved by the local enforcement agency.

A 2025 law, Senate Bill 410, limited the section to buildings with three or more attached multifamily units and added that written reports are kept as association records for two inspection cycles. The rules have changed more than once, so ask the HOA how the current law applies to your building.

When you're in escrow on a condo, ask for these items along with the standard HOA documents:

1. The most recent balcony inspection report. When was it done, and who did it?
2. Recommended repairs. Did the report call for any repairs, and have they been completed?
3. How repairs are being paid for. From reserves, a special assessment or a loan?
4. Board meeting minutes. Minutes often show what the board is discussing about repairs.
5. The reserve study. Does it account for balcony and deck repairs?

California Civil Code section 4525 lists HOA documents a seller must provide to a buyer, including the budget, reserve information and recent minutes on request. My article on how to read an HOA budget and reserve study explains what to look for.

That doesn't automatically mean you should walk away. It means you should understand the plan and the cost before you remove your contingencies. Things to think through:

• Who pays? Owners may share the cost through dues or a special assessment.
• When will work happen? Repairs can limit access to balconies or common areas for a time.
• Can the seller help? Depending on the situation, a credit or price adjustment may be something to discuss.
• How does it affect your loan and insurance? Ask your lender and insurance agent.

Your home inspector can look at what's visible on your unit, such as railings, surfaces and signs of water damage. The engineer's or architect's inspection under section 5551 is ordered by the HOA and covers a sample of the building's elevated elements. The two reports work together. My article on your first home inspection explains what a typical inspection covers.

If you're considering a condo or townhome and want help knowing what to ask the HOA, I'd love to walk through it with you. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.