Project Overview
- Service Type
- SB 326 Inspection · Waterproofing
- Location
- Elk Grove, CA
- Property Type
- Condominium Complex / HOA (3 buildings, 48 units)
- Timeline
- 3 days for inspection · 10 working days restoration
- Completed
- January 2026
Project at a Glance
The Problem
The association's nine-year SB 326 inspection identified widespread membrane failure on the elevated walkways of all three buildings. Ponding water had begun corroding railing posts at their bases, and moisture readings at several stair landings were well above acceptable levels.
The board needed the findings repaired and documented before the association's insurance renewal — with minimal disruption to the 48 occupied units.
SB 326 — Civil Code §5551 — makes the association responsible for these elements, and the insurer had made the findings a renewal condition. The full process is described on our SB 326 inspection service page.
The Solution
We phased the work building by building so walkways stayed passable throughout. Failed membranes were stripped to the substrate, damp framing was replaced, and a new Westcoat MACoat system went down with corrected slopes and drainage. Corroded railings were replaced with galvanized, code-height assemblies.
The board received a complete photo-documented closeout package tied to the original inspection findings — ready for the reserve study and the insurer.
- Engineer-led SB 326 inspection
- Walkway membrane replacement
- Galvanized railing replacement
- Flashing & drainage correction
- Reserve-study documentation for the board
How the Project Ran
-
Engineer-led inspection (Days 1–3)
Visual assessment plus moisture readings across all three buildings; failing membranes and corroded rail posts documented per Civil Code §5551.
-
Board approval & phasing (Days 4–5)
Findings, repair scope and a building-by-building phasing plan presented to the board — approved in one session.
-
Restoration (Days 6–12)
Membranes stripped to substrate, damp framing replaced, Westcoat MACoat installed with corrected slopes; galvanized code-height railings set.
-
Closeout package (Day 13)
Photo-documented closeout binder tied to each original finding, delivered for the reserve study and the insurer.
Materials Used
- Westcoat MACoat system walkway waterproofing
- Galvanized steel railings code-height guardrails
- Exterior-grade sealants flashing & terminations
- Pressure-treated framing localized substrate repairs
Before & After
Clean SB 326 report delivered to the HOA board — next inspection due in 9 years.
The closeout binder answered every question our insurance carrier asked, line by line. Renewal went through without a single follow-up inspection.
Questions About This Project
Who pays for SB 326 repairs in an HOA?
Exterior elevated elements are almost always common area, so the association funds repairs — which is why findings feed directly into the reserve study. We provide per-building costs to make that budgeting straightforward.
Can walkways stay open during restoration?
Yes. We phased the work building by building and section by section, so residents always had a safe, code-compliant route to their units.
How long is an SB 326 report valid?
The inspection cycle under Civil Code §5551 is nine years. Keep the closeout documentation with the association records — the next engineer will start from it.
