Project Overview
- Service Type
- SB 326 Inspection · Waterproofing
- Location
- Citrus Heights, CA
- Property Type
- Condominium Complex (24 units)
- Timeline
- 7 working days
- Completed
- June 2025
Project at a Glance
The Problem
The association's SB 326 report flagged eight balconies: walking-surface membranes worn through at the drip edge, and railing posts that moved under load because their anchors had corroded in damp framing. None were an immediate hazard, but all needed repair before the findings could be closed.
The findings carried a repair obligation under Civil Code §5551. Similar work: our SB 326 projects and waterproofing case studies.
The Solution
Working from the inspector's findings, we replaced the membranes with a Westcoat ALX build-up, re-anchored every flagged railing post with epoxy-set hardware into sound framing, and renewed the drip-edge flashing.
Each balcony was photographed before, during, and after — giving the HOA a closeout package that ties every repair to a report finding for the next nine-year cycle.
- Repair scope from SB 326 findings
- Membrane replacement on 8 balconies
- Railing post re-anchoring
- Sheet-metal flashing replacement
- Closeout documentation for the HOA
How the Project Ran
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Findings review
The association's SB 326 report flagged eight balconies: membranes worn through at the drip edge and railing posts moving in damp framing.
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Waterproofing (Days 1–4)
Old membranes stripped, substrate repaired where damp, and a Westcoat ALX build-up installed with new bonderized drip-edge flashing.
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Railing re-anchoring (Days 5–6)
Every flagged post re-set with epoxy anchors into sound framing and pull-tested before sign-off.
-
Closeout (Day 7)
Before/during/after photos tied to each report finding — the package the HOA files for its nine-year cycle.
Materials Used
- Westcoat ALX system balcony deck waterproofing
- Epoxy-set railing anchors post re-anchoring
- Bonderized sheet-metal flashing edge & wall details
Before & After
All eight flagged balconies repaired and re-certified for the HOA's records.
Every finding from our inspection got its own page in the closeout: photo before, photo after, signed off. Exactly what a board needs to file and forget.
Questions About This Project
Do SB 326 repairs need engineer certification?
The inspection does; the repairs need permits and city inspection where structural. Here the work followed the engineer's findings and each closure was documented against the report.
What records should an HOA keep after repairs?
The original report, permits, the photo closeout tying each repair to a finding, and material warranties — the next nine-year inspection starts from that file.
A railing is loose — repair or replace?
If the post and framing are sound, re-anchoring with epoxy hardware restores full strength. Replacement is for corroded posts or heights below current code.
