CaliforniaSB 4102025-2026 Regular SessionSenateWALLET

Planning and zoning: general plan: zoning ordinance.

Sponsored By: Timothy Grayson (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

4 provisions identified: 2 benefits, 0 costs, 2 mixed.

Regular safety inspections for condo balconies

This law covers condo buildings with three or more attached units. HOAs must hire a licensed engineer or architect to inspect exterior elevated elements every nine years. The first inspection is due by January 1, 2025; newer buildings (permit filed on or after January 1, 2020) must be inspected within six years of the certificate of occupancy. Inspectors check a random, statistically significant sample (about a 95% confidence level with a ±5% margin), report remaining life, and give repair advice. Reports are kept for two inspection cycles and added to the reserve study. If an element is an immediate safety threat, the inspector sends the report to local code enforcement within 15 days, and the HOA must block access until repairs pass inspection. Local agencies and HOA boards can set stricter rules, and local agencies can recover enforcement costs from the HOA.

Faster access to HOA records

The law expands what counts as HOA records that members can inspect. Financial reports, contracts, bank and credit card statements, election materials (kept for one year), and inspection reports are included. Current‑year records must be provided within 10 business days; records from the prior two fiscal years within 30 days. Meeting minutes are permanently available; committee minutes with decision power are due within 15 days after approval. HOAs are not liable for failing to keep records created before January 1, 2006.

Stronger HOA disclosures for homebuyers

Before a sale, the owner must give buyers key HOA documents. These include governing rules, budgets and assessment statements, 12 months of meeting minutes on request, and the latest exterior‑element inspection report. The HOA billing form uses a checklist in at least 10‑point type. Sellers can provide current copies at no cost or choose which items to purchase; the form must note any other fees.

Some sellers exempt from HOA packets

Owners covered by Business and Professions Code Section 11018.6 do not have to provide the usual Section 4525 HOA disclosure packet to buyers. This narrows sellers’ paperwork but can reduce what buyers receive from the seller.

Sponsors & Cosponsors

Sponsor

Timothy Grayson
Democratic • Senate

Cosponsors

There are no cosponsors for this bill.

Roll Call Votes

All Roll Calls

Yes: 199 • No: 0

Senate vote • 9/10/2025

Item 34 — Senate SFLOOR

Yes: 40 • No: 0

House vote • 9/8/2025

Item 73 — Assembly AFLOOR

Yes: 79 • No: 0

legislature vote • 7/8/2025

Vote in CX13

Yes: 12 • No: 0

legislature vote • 6/18/2025

Vote in CX10

Yes: 11 • No: 0

Senate vote • 5/15/2025

Item 137 — Senate SFLOOR

Yes: 34 • No: 0

legislature vote • 5/6/2025

Vote in CS53

Yes: 12 • No: 0

legislature vote • 4/22/2025

Vote in CS75