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Balcony Hazard Reporting is the City’s response to California Senate Bill 721 (SB 721), passed in 2018, and as amended by Assembly Bill 2579, as well as California Senate Bill 326 (SB 326), passed in 2019 and as amended by Assembly Bill 2114. Together, these Bills added new laws created to focus on enhancing the safety of multi-family residential and condominium buildings by requiring regular private inspections of exterior elevated elements (EEEs).

Licensed professionals must inspect these structures every six years for buildings with three or more multifamily dwelling units and every nine years for condominium projects to identify potential safety risks due to water damage, decay, or other deterioration. The goal is to ensure that these EEEs are maintained in good condition, reducing the risk of accidents, and ensuring the safety of residents and visitors.

WHAT IS AN EXTERIOR ELEVATED ELEMENT (EEE)?

An EEE, as defined in SB 721 and SB 326, refers to any load-bearing component of a building, and its associated waterproofing system, that extends beyond the exterior walls and is elevated more than six feet above ground level. For Long Beach, this definition will refer most commonly to balconies, hence the name of the program. However, this definition may also include decks, porches, walkways, stairways, and platforms that are designed for human occupancy or use, and that are supported in whole or in substantial part by wood or wood-based materials.

For more information, please read our Informational Bulletin on Balcony Hazard Reporting.

For Multi-Unit Property Owners

Section 17973 of the California Health and Safety Code requires that you must use a licensed professional to inspect the exterior elevated elements of your property prior to January 1, 2026, if:

(1) You own a multi-family property of three (3) or more dwelling units
and
(2) Your property has any exterior elevated elements.

The exterior elevated elements must then be inspected every six (6) years thereafter.
Only the following individuals may perform these inspections:

  1. Licensed Architects – Professionals licensed by the California Architects Board, qualified to evaluate the structural integrity of buildings.
  2. Licensed Civil or Structural Engineers – Professionals licensed by the California Board for Professional Engineers, Land Surveyors, and Geologists, with expertise in structural analysis and safety.
  3. Licensed General Contractors – Individuals holding any or all of the “A,” “B,” or “C-5” license classifications issued by the Contractors’ State License Board, with a minimum of five years’ experience, as a holder of the aforementioned classifications or licenses, in constructing multistory wood frame buildings may inspect buildings with three or more multifamily dwelling units only.
  4. Licensed Building Inspectors – Certified building inspectors employed or retained by a local jurisdiction or a recognized inspection service who are qualified to assess building safety and compliance may inspect buildings with three or more multifamily dwelling units only.
These individuals shall not be employed by the local jurisdiction while performing these inspections.
Newer multi-family buildings where the building application was submitted on or after January 1, 2019, shall have six (6) years from the date of the certificate of occupancy to conduct the inspection.

For Condominium Associations

Section 5551 of the California Health and Safety Code requires that associations of condominium projects and common interest developments must use a licensed professional to inspect the exterior elevated elements of your property prior to January 1, 2025, if:

(1) Your property has any exterior elevated elements in common and exclusive use areas,
and
(2) The association has maintenance or repair responsibility.

The exterior elevated elements must then be inspected every nine (9) years thereafter.
Only the following individuals may perform these inspections:

  1. Licensed Architects – Professionals licensed by the California Architects Board, qualified to evaluate the structural integrity of buildings.
  2. Licensed Civil or Structural Engineers – Professionals licensed by the California Board for Professional Engineers, Land Surveyors, and Geologists, with expertise in structural analysis and safety.
These individuals shall not be employed by the local jurisdiction while performing these inspections.

Inspection Result – Immediate Hazard Discovered

The licensed professional is required to submit a copy of the inspection report (below) to the Code Enforcement Bureau within 15 calendar days if any EEE poses an immediate threat to the safety of the occupants, or where preventing occupant access or conducting emergency repairs, including shoring is necessary. This report must be submitted to both the property owner and the Code Enforcement Bureau promptly, ensuring swift action to mitigate the risk.

All inspection reports submitted to the Code Enforcement Bureau by the licensed professional must include specific and detailed information as follows:

  1. Description of the Hazard: A clear and thorough explanation of the safety hazard discovered, including the nature and severity of the issue, such as structural damage, decay, or other conditions compromising the EEE(s).
  2. Location of the Hazard: The exact location of the affected EEE(s), including the unit number or area within the property where the issue was found.
  3. Photographs and Supporting Evidence: Visual documentation, such as photographs or drawings, highlighting the damaged or hazardous areas of the EEE(s).
  4. Required Actions: Recommendations for immediate action, including whether the affected EEE(s) should be restricted or closed off to prevent use until repairs are made and/or if temporary shoring is required.


Inspection Result – Regular Repairs Needed

The licensed professional is required to submit a copy of the inspection report (below) to the Code Enforcement Bureau if any EEE requires corrective work.  This report must be submitted to both the property owner and the Code Enforcement Bureau.

All inspection reports submitted to the Code Enforcement Bureau by the licensed professional must include specific and detailed information as follows:

  1. Description of the Repairs Needed: A clear and thorough explanation of the repair(s) needed to the EEE(s).
  2. Location of the Hazard: The exact location of the affected EEE(s), including the unit number or area within the property where the issue was found.
  3. Photographs and Supporting Evidence: Visual documentation, such as photographs or drawings of the EEE(s).


Code Enforcement Process

Upon receiving a report of an immediate hazard or regular repairs needed, Code Enforcement will take specific action based on the inspection findings and in accordance with Sections 5551 and 17973 of the California Health and Safety Code.

Based on the results of the inspector’s report, the property owner or HOA will be responsible for either preventing access, starting repairs, and/or shoring the EEE as well as obtaining required permits.  Code Enforcement shall monitor until the violations are corrected.

Note: Inspection reports which have no finding of immediate hazard or repair needed do not need to be submitted to Code Enforcement.


Submit A Report

Please use the form below to submit a report.

**Please use the Inspection Result field below to indicate whether there is an ‘Immediate Hazard(s)’ or ‘Regular Repairs Needed’.**

Contact

For additional information, contact:

Code Enforcement Bureau

562.570.CODE (2633)

411 W. Ocean Blvd., 4th Floor
Long Beach, CA 90802

M: 8:00 AM - 4:00 PM
T: 8:00 AM - 4:00 PM
W: 8:00 AM - 4:00 PM
TH: 8:00 AM - 4:00 PM
F: 8:00 AM - 4:00 PM

411 West Ocean Blvd., 3rd Floor

Long Beach, CA 90802

562.570.LBCD (5223)

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