If you own a condo or townhouse in San Mateo County — or are considering buying one — several new California laws taking effect in 2025 will directly impact your homeowners association, your monthly dues, and your property rights. Here is a clear breakdown of the changes that matter most.
SB 326: Mandatory Structural Inspections
Following the tragic Surfside condo collapse in Florida, California enacted SB 326, which requires all condominium associations to complete inspections of exterior elevated elements — balconies, walkways, stairways, and railings — by January 1, 2025. The inspections must be performed by a licensed structural engineer or architect.
For condo communities in Foster City, San Mateo, Redwood City, and Burlingame, this means your HOA should have already commissioned or completed these inspections. If deficiencies are found, the association must begin repairs within 120 days. The financial implications are significant: repair costs for aging balconies and walkways at Peninsula complexes commonly range from $50,000 to $500,000 depending on the size and age of the building.
As a buyer, always request the SB 326 inspection report during your due diligence period. Deferred maintenance issues flagged in these reports are a leading indicator of future special assessments.
Reserve Funding Transparency
AB 2849 strengthens reserve study requirements for HOAs. Associations must now provide more detailed disclosure of their reserve funding levels, including the percentage funded relative to the recommended reserve amount. This gives buyers and current owners a clearer picture of the association's financial health.
In my experience, many Peninsula condo associations are underfunded — sometimes at 40 to 60 percent of recommended reserve levels. This means special assessments of $10,000 to $30,000 per unit are not uncommon when major repairs like roof replacement, elevator modernization, or sewer line rehabilitation come due. Knowing the reserve percentage before you buy can save you from unpleasant surprises.
EV Charging Rights Expanded
AB 2588 strengthens the rights of condo owners to install electric vehicle charging stations in their designated parking spaces. HOAs can no longer unreasonably restrict EV charger installation, and the approval process must be streamlined. The owner bears the installation cost, but the association cannot impose prohibitive insurance or design requirements.
For Silicon Valley condo owners, where EV adoption rates exceed 30 percent, this is a practical and welcome change. Having a dedicated charging setup in your parking space also adds meaningful resale value, particularly for units in tech-heavy communities like Redwood Shores and Foster City.
Insurance Requirements Tighten
New legislation requires HOAs to maintain adequate property insurance and to disclose coverage limits to all owners annually. Given the sharp increase in commercial insurance premiums across California — many associations have seen 30 to 50 percent rate increases since 2023 — this transparency is critical. Owners need to understand what the master policy covers and what gaps their individual HO-6 policy must fill.
Meeting and Voting Modernization
SB 1458 allows HOAs to conduct meetings and elections electronically, making it easier for owners to participate without attending in person. For Peninsula professionals with demanding schedules, this removes a significant barrier to engagement in association governance.
What This Means If You Are Buying a Condo
These changes create both risks and opportunities for buyers. The risks lie in associations that are unprepared — those that have not completed inspections, maintain inadequate reserves, or face rising insurance costs. The opportunities lie in well-managed associations where transparency gives buyers confidence and where EV charging and modern governance make the ownership experience better.
I always review HOA documents thoroughly with my condo-buying clients, including reserve studies, meeting minutes, pending litigation, and insurance certificates. It is one of the most important parts of the due diligence process, and one that too many buyers skip.
If you have questions about how these changes affect your current condo or a property you are considering, I am happy to walk through the details.