Deck & Balcony Waterproofing Projects

Westcoat ALX and MACoat systems, membrane replacements, and drainage corrections that stop water before it reaches the framing — project by project.

15+ Years Experience
1,000+ Inspections Done
700+ Properties Served
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Featured Case Studies

Every project below is real work by our in-house crew — inspected, repaired, and signed off under one license. Filter by service to see how we handle jobs like yours.

Condominium balconies at a Walnut Creek association being assessed during an HOA balcony inspection
HOA Balcony Inspection SB 326 Inspection Waterproofing

HOA Balcony Inspection and the Owner-or-Association Repair Split — Walnut Creek

Walnut Creek, CA

A 24-unit Walnut Creek association knew it needed an inspection. What the board could not answer was which repairs it would have to fund and which belonged to individual owners. The report labelled every finding by element type, and two of the three failures turned out to be owner-installed.

  • Engineer-led HOA balcony inspection of 15 elements
  • CC&R review before scoping, to frame the repair allocation
  • Confirmation that 12 at-grade patios fall outside the statute
  • Invasive sample openings selected by the engineer
Apartment balconies in Berryessa, San Jose being assessed during a balcony inspection
Balcony Inspection SB 721 Inspection Waterproofing

Balcony Inspection Across a 27-Unit San Jose Building — Four Membranes Punched Through

San Jose, CA (Berryessa)

An owner in Berryessa wanted his balconies looked at, not a full compliance package. The inspection found four membranes punctured by tenant-installed satellite dishes and planter hooks, two of them wet down to the substrate. All twenty elements were documented and the report doubled as his SB 721 filing.

  • Balcony inspection of all 20 elevated elements
  • Moisture readings at every membrane penetration found
  • Removal of tenant-installed dishes, hooks and screens
  • Penetration repair & membrane continuity on 2 balconies
Corroded joist hangers exposed beneath an apartment balcony during an SB 721 inspection in Hayward, CA
SB 721 Inspection Structural Repair Waterproofing

SB 721 Inspection Where the Wood Was Sound and the Hardware Was Not — Hayward

Hayward, CA (Jackson Triangle)

Every balcony at an 18-unit Hayward building passed a probe test. The joist hangers did not. Marine air and unrated fasteners in treated lumber had taken the connections down while the wood around them stayed solid — the failure mode nobody looks for.

  • SB 721 inspection of all 12 elevated elements
  • Soffit opened on all 9 balconies rather than sampled
  • Photographic record of every joist hanger and strap
  • Hardware replacement in hot-dip galvanized & stainless (6 balconies)
Balcony guardrail replacement in progress at a 55+ condominium community in Lincoln, CA
SB 326 Inspection Structural Repair Waterproofing

SB 326 Inspection and Phased Guardrail Upgrade at a Lincoln 55+ Community

Lincoln, CA

An SB 326 inspection at a 96-unit active adult community found guard posts anchored into decayed blocking on twenty-six balconies. Four were closed immediately; the board phased the remaining twenty-two into the next budget year and funded everything from reserves.

  • Engineer-led SB 326 inspection of 96 balconies
  • Individual load checks on every guard
  • 15-day immediate-threat notice & closure on 4 balconies
  • Post blocking replacement & stainless base anchors
ABD crew removing a failed deck coating down to bare framing at a Carmichael apartment building
SB 721 Inspection Structural Repair Waterproofing

SB 721 Re-Inspection After a Cosmetic Repair Failed — 24-Unit Apartment in Carmichael

Carmichael, CA

A Carmichael owner had paid for deck repairs eighteen months earlier. A fresh coating had gone straight over decayed plywood and rotted ledger blocking. We re-inspected all twelve decks, rebuilt nine, and produced the written report the first contractor never delivered.

  • SB 721 inspection of all 12 decks (no sampling)
  • Removal of the failed coating & decking
  • Plywood substrate & ledger blocking replacement (9 decks)
  • Hot-dip galvanized fasteners & new ledger flashing
ABD crew rebuilding balcony guardrails at an 88-unit apartment complex in Stockton, CA
SB 721 Inspection Structural Repair Waterproofing

Guardrail and Landing Repairs Across an 88-Unit Stockton Apartment Complex (SB 721)

Stockton, CA

Load testing during an SB 721 inspection put nineteen guardrails on the immediate-threat list. We fenced the affected balconies within 24 hours, replaced the rotted rim joists holding the posts, and rebuilt every guard to code across eleven buildings — without a single unit losing access.

  • SB 721 inspection of 44 balconies & 22 stair landings
  • Manual load checks on every guard
  • Immediate-threat notice & temporary guarding within 24 hours
  • Rim joist and post blocking replacement

Your Property Could Be Next

From SB 721 and SB 326 inspections to full reconstruction — we handle it all in-house. Get a free compliance check for your property today.

Free Compliance Check Call 916-269-5277
CSLB #1060736 Mon-Fri 8am-6pm, Sat 9am-4pm

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