California law now requires periodic inspection of exterior elevated elements - balconies, decks, landings, stairs and walkways more than six feet above ground that rely on wood framing. Apartment buildings with three or more units fall under SB 721. Condominiums and common interest developments fall under SB 326. Both produce a report with findings, and both create an obligation to repair within a defined period.
The inspection is one trade. The repair is another. We are the second one.
Almost universally, water. The waterproof deck coating fails at the perimeter, at the door threshold, at the guardrail post penetrations or at a change of plane. Water gets into the framing and stays there because the assembly cannot dry. Over years the ledger, joists and post bases rot from the inside while the surface still looks acceptable. By the time a coating is visibly cracked, the framing underneath frequently has significant damage.
Removal of failed waterproof coating and investigation of the framing beneath. Replacement of rotted ledgers, joists, blocking, post bases and decking with correctly sized material and code-approved connectors. Correction of ledger attachment and flashing at the building wall, which is the highest-consequence detail in the whole assembly. New waterproofing system - deck coating, sheet or fluid-applied membrane - installed to the manufacturer's specification with proper flashing at thresholds, perimeter, scuppers and penetrations. Positive slope to drainage so water leaves the deck. Guardrail replacement or correction to current height, load and infill spacing requirements, with post connections designed for the load rather than lag screwed into a rim board. Stair stringer, tread and landing replacement. Threshold and door pan flashing.
We provide a scope written against the inspection report finding by finding, photographs of concealed conditions before they are covered, product data sheets for the waterproofing system installed, and a completion package you can hand to the inspector, the HOA board or your insurer. Where the work requires a permit and inspection we pull it and see it through to final sign-off.
We work around occupancy: phased scheduling so residents keep access, temporary railings and protection, written notices for units, defined work hours, and coordination with your management company. We are a licensed general contractor and carry the insurance an HOA needs to see before work starts.
We do not perform the SB 721 or SB 326 inspection itself. That must be an independent qualified inspector, and using the same company to inspect and repair is a conflict you should avoid.
No, deliberately. The inspection must be by an independent qualified professional, and a company that both inspects and repairs has an obvious incentive problem. We take your existing report and repair against it - and we are happy to be checked by the same inspector afterwards.
Sometimes, but be prepared for it to grow. Inspectors report what they can see and access. Once the coating comes off and the framing is exposed, the damage is frequently larger. We quote the known scope firmly, then price any concealed damage as a documented change with photographs before we proceed.
Balconies are typically out of use for one to three weeks per unit depending on scope and coating cure times. We phase the work, install temporary protection, keep egress paths clear where a balcony is part of an exit route, and issue written notices. We can also work in unit groups so not everyone loses access at once.
Because coatings fail at edges and penetrations first, not in the middle of the field where you look. Threshold flashing, perimeter terminations and guardrail post penetrations are the usual entry points, and water travels into the framing from there while the visible surface still looks intact.
Yes. We provide the insurance certificates, scopes and documentation boards need, attend meetings where useful, and can phase the work across budget years if the reserve study requires it.
