Deck & Balcony Structural Engineering
Expert structural engineering for deck construction, balcony repair, and California-mandated SB 326 and SB 721 inspections. Our licensed engineers design safe, durable exterior structures and help property owners comply with California balcony inspection laws.
What is Deck & Balcony Engineering?
Decks and balconies are among the most failure-prone building components in California. Exposure to weather, improper waterproofing, and deferred maintenance cause wood rot, connection failure, and structural deterioration that creates serious safety hazards. California recognized this risk with SB 326 (condominiums/HOAs) and SB 721 (apartments), which mandate periodic structural inspections of exterior elevated elements. Our structural engineers specialize in deck and balcony design, inspection, and repair engineering for both new construction and existing structures.
Why Choose Our Deck & Balcony Engineering Services
SB 326 and SB 721 compliance inspections by licensed structural engineers
New deck and balcony structural design with proper waterproofing details
Repair and rehabilitation engineering for deteriorated structures
Comprehensive inspection reports with prioritized repair recommendations
PE-stamped repair plans for permit and construction
Experience with wood, steel, and concrete deck systems
Multi-building portfolio inspection programs for HOAs and property managers
What We Provide
Comprehensive deck & balcony engineering services with complete documentation
SB 326 Inspections (HOA/Condos)
Licensed structural engineer inspections of exterior elevated elements for condominium associations as required by California Civil Code Section 5551. Includes visual and invasive inspection, load-bearing assessment, and waterproofing evaluation with a comprehensive written report.
SB 721 Inspections (Apartments)
Structural inspections of balconies, decks, walkways, and stairways for apartment buildings with three or more units as required by California Health & Safety Code. Inspection, reporting, and repair recommendations included.
New Deck & Balcony Design
Complete structural engineering for new deck and balcony construction including framing design, connection details, ledger attachments, post and beam sizing, railing design, and waterproofing specifications.
Repair & Rehabilitation Engineering
Structural repair design for deteriorated decks and balconies including member replacement, connection upgrades, waterproofing systems, and structural reinforcement plans with PE-stamped drawings.
Load Capacity Evaluation
Engineering assessment of existing deck and balcony load capacity for hot tubs, spas, rooftop equipment, or increased occupancy. Analysis includes current condition assessment and capacity determination.
Waterproofing Consultation
Expert guidance on waterproofing systems, flashing details, drainage design, and material selection to prevent moisture intrusion and extend the life of exterior elevated structures.
How It Works
Our streamlined process for deck & balcony engineering
Initial Consultation
Discuss your project needs whether new construction design, inspection compliance, or repair engineering. Review property information and determine scope of work.
Site Inspection
On-site visual and invasive inspection of existing structures. For new construction, review architectural plans and site conditions. Document all findings with photos and measurements.
Structural Analysis
Engineering analysis of existing conditions or new design including load calculations, connection adequacy, member capacity, and waterproofing assessment.
Inspection Report / Design
For inspections: deliver comprehensive report with findings, condition ratings, and prioritized repair recommendations. For new construction: develop structural design.
Repair Plan Development
If repairs are needed, prepare detailed structural repair plans showing all work required including demolition, new members, connections, and waterproofing.
PE Stamping & Delivery
Professional Engineer stamp on all reports, plans, and calculations. Digital delivery for immediate use or permit submittal.
Permit & Contractor Support
Assist with permit applications, respond to plan check corrections, and help qualify contractors for repair work.
Construction Observation
Site visits during repair or new construction to verify structural work matches the approved plans and engineering intent.
Common Applications
We provide deck & balcony engineering for a wide range of projects
Cost Information
Transparent pricing for your project
Typical Range:
$1,500 - $5,000 for engineering design; $500 - $2,000 per building for SB 326/SB 721 inspections
Factors Affecting Cost:
- Number of buildings and units to inspect
- Extent of invasive inspection required
- New construction vs. repair engineering
- Deck size and structural complexity
- Height and access requirements
- Material type (wood, steel, concrete)
Costs depend on whether the project involves inspection, new design, or repair engineering.
Timeline
What to expect for your project
Design Phase
1-2 weeks for deck design; inspection reports delivered within 2-3 weeks
Permitting
2-6 weeks depending on jurisdiction and repair scope
Total Timeline
3-8 weeks for design-to-permit; inspections completed within 30 days of scheduling
Timelines vary based on project complexity, jurisdiction requirements, and information availability. We provide detailed schedules during consultation.
Frequently Asked Questions
Common questions about deck & balcony engineering
What is SB 326 and does it apply to my property?
SB 326 (California Civil Code Section 5551) requires condominium associations (HOAs) to have a licensed structural engineer or architect inspect all exterior elevated elements (balconies, decks, walkways, stairways) that are more than 6 feet above grade and have wood-framed structural support. The first inspections were due by January 1, 2025, with follow-up inspections every 9 years. If your property is a condominium with an HOA, SB 326 applies.
What is SB 721 and does it apply to my property?
SB 721 (California Health & Safety Code Section 17973) requires inspection of exterior elevated elements on apartment buildings with 3 or more multifamily dwelling units. Inspections must be performed by a licensed architect, structural engineer, or contractor. The first inspections were due by January 1, 2025, with follow-up inspections every 6 years. If your property is an apartment building with 3+ units, SB 721 applies.
How much does a balcony inspection cost?
SB 326 and SB 721 inspections typically cost $500-$2,000 per building depending on the number of balconies, access requirements, and extent of invasive inspection needed. Multi-building properties receive volume discounts. We provide detailed quotes based on your specific property after reviewing building plans and unit counts.
What happens if my balcony fails inspection?
If the inspection identifies structural deficiencies, the inspector must report immediately dangerous conditions to the local building department within 15 days. Non-emergency repairs must be completed within 120 days of the report (180 days with an approved plan). We provide repair engineering services including PE-stamped repair plans and construction support to bring your property into compliance.
Do I need a structural engineer to design a new deck?
California building departments require PE-stamped structural plans for most deck construction, especially elevated decks, decks attached to the house, and decks supporting heavy loads like hot tubs. Even for simple ground-level decks, proper engineering ensures safe connections, adequate member sizing, and code compliance. Engineering also protects against liability.
How long do deck and balcony repairs take?
Repair timelines depend on the extent of deterioration. Minor repairs (connection upgrades, localized member replacement) take 1-2 weeks of construction. Major rehabilitation (full deck replacement, waterproofing system installation) takes 3-6 weeks. Engineering and permitting typically add 3-8 weeks before construction begins. We provide detailed schedules with every repair plan.
What causes deck and balcony failures?
The primary cause is moisture intrusion from failed or inadequate waterproofing, which leads to wood rot in structural members and connections. Other causes include improper ledger connections to the building, inadequate fasteners, overloading, lack of maintenance, and original construction defects. California's coastal climate accelerates deterioration, making regular inspection essential.
Can you inspect multiple buildings for our HOA?
Yes, we offer portfolio inspection programs for HOAs and property management companies with multiple buildings. We develop a systematic inspection plan, coordinate access with residents, and deliver organized reports for each building. Volume pricing is available for properties with 5 or more buildings. We also help HOAs develop long-term maintenance and reserve planning based on inspection findings.