Question 1

Can HOA Unlimited coordinate vendors and community maintenance projects?

Accepted Answer

Yes. We maintain a vetted contractor network, oversee maintenance schedules, and track project progress so common-area care runs on a plan instead of a phone call at 6 a.m. Boards see the bids, the scope, and the outcome.

Question 2

What is SB 326 and does it apply to our building?

Accepted Answer

SB 326 added Civil Code Section 5551, which requires condominium associations with three or more multifamily dwelling units to have exterior elevated elements inspected by a licensed structural engineer, architect, or civil engineer. That covers balconies, decks, stairways, and walkways elevated more than six feet above ground with load-bearing components made of wood or wood-based products. The first inspection deadline was January 1, 2025, with follow-up inspections every nine years. Buildings with a certificate of occupancy issued after January 1, 2020 have six years from that date instead.If your association has not completed one, you are past due. The report also has to inform your reserve planning, since the whole point is that boards fund the repairs the inspection identifies. We coordinate the inspection, track the deadline cycle, and make sure the findings reach the reserve study.

Question 3

Our building is on the coast. Does the salt air change our inspection risk?

Accepted Answer

It raises it. Salt air accelerates corrosion and wood deterioration on exposed balconies, railings, and walkways, which is exactly what an SB 326 inspection is looking for. Coastal associations in Newport Beach, Laguna Beach, and Dana Point tend to see faster wear on elevated elements than inland buildings, so the findings often carry real repair costs. We build those repairs into the reserve study rather than letting them surface as a special assessment later.

Question 4

How do Orange County's fire hazard zones affect our association?

Accepted Answer

On March 24, 2025, Cal Fire transmitted updated Fire Hazard Severity Zone maps to Orange County's cities and the county itself, the first full revision since 2007. The county adopted its map for unincorporated areas by ordinance on August 26, 2025, and cities across the county have adopted theirs on the same timeline.For associations in the canyon and foothill communities, the effects are concrete. Properties in a Very High Fire Hazard Severity Zone carry a 100-foot defensible space obligation, and since July 1, 2021, any sale in a High or Very High zone has required documentation of a compliant defensible space inspection. New construction in these zones must meet stricter fire-resistant building standards. We track which of your buildings fall inside the updated boundaries, fold vegetation clearance into the vendor calendar, and keep the disclosure obligations straight so a homeowner's sale does not stall over a missing inspection.

Question 5

Why is reserve planning especially important for Orange County HOAs?

Accepted Answer

Coastal weather wears down balconies, railings, roofs, and exterior finishes faster than an inland climate does, while foothill associations carry recurring fire-zone landscaping and clearance costs. Add SB 326 inspection findings for condominium buildings, and an Orange County association often has more predictable large expenses than its reserve study reflects. A well-funded reserve turns those into planned projects instead of special assessments.

Question 6

What should boards look for when choosing an HOA management company in Orange County?

Accepted Answer

Weigh these:
Experience with your property type specifically, not community associations in generalFinancial reporting you can read without a callActual familiarity with SB 326 and the county's Fire Hazard Severity Zone obligationsA documented vendor bidding and evaluation processResponse times you can verify with a current clientClient retention, which tells you more than any review page
Ask any company you are considering who is legally allowed to perform an SB 326 inspection, or which of your buildings fall inside the 2025 fire-zone update. The answer will tell you quickly whether their local knowledge is real.

Question 7

Can we change HOA management companies mid-contract?

Accepted Answer

Yes. Start by checking your current contract, the notice period, and what the switch requires. A clean handover covers governing documents, financial records, vendor contracts, insurance documentation, open repair work, and the status of any required SB 326 inspection. Homeowners should always know where to send a request, and vendors should always know who signs off on their work. We manage that transition so nothing goes dark during the changeover.

Question 8

Does our board keep decision-making authority?

Accepted Answer

Yes. Your board retains every decision within its legal authority under the Davis-Stirling Act. Your manager handles the coordination, paperwork, and follow-through based on what the board decides.

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