Project Overview
- Service Type
- SB 721 Inspection · Waterproofing
- Location
- Rancho Cordova, CA
- Property Type
- Apartment Building (12 units)
- Timeline
- 6 working days
- Completed
- September 2025
Project at a Glance
The Problem
During a routine SB 721 inspection we found the walkway coatings cracked and worn through at high-traffic areas, with moisture readings climbing in the plywood beneath. The membrane had reached the end of its life — but the framing below was still sound. The owner had a narrow window to act before surface damage became structural damage.
Walkways and their waterproofing are exterior elevated elements under HSC §17973 (SB 721), so the wear would have become a compliance finding at the next cycle. More examples: our waterproofing projects.
The Solution
We stripped the failed coatings, dried and prepped the substrate, corrected two ponding areas, and installed a complete Westcoat ALX build-up — primer, metal lath, base coat, and a slip-resistant texture coat — across all elevated walkways.
Six working days of phased work kept every unit accessible, and the owner left with a simple recoat schedule that keeps the warranty alive and the next inspection uneventful.
- Moisture survey of all walkways
- Failed coating removal & surface prep
- Westcoat ALX multi-layer application
- Drainage & scupper correction
- Maintenance schedule for the owner
How the Project Ran
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Moisture survey
Readings across every walkway confirmed the membrane was gone at high-traffic areas but the plywood beneath was still dry enough to save.
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Prep & drainage (Days 1–2)
Failed coatings ground off, substrate dried and primed, and two ponding areas re-sloped so water leaves the deck instead of sitting on it.
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Westcoat ALX build-up (Days 3–5)
Primer, metal lath, base coat and a slip-resistant texture coat installed lane by lane so residents always had a walking path.
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Handoff (Day 6)
Final walkthrough with the owner plus a simple recoat schedule that keeps the Westcoat warranty alive.
Materials Used
- Westcoat ALX system primer, metal lath, base & texture coats
- Polyurethane sealants perimeter & penetration details
- Galvanized drip flashing walkway edges
Before & After
Framing moisture readings back to normal — repair cost caught at one-tenth of a reconstruction.
Six days, no lost rent, and the walkways look brand new. I wish we had done it a year earlier instead of watching the cracks spread.
Questions About This Project
How long does a Westcoat ALX system last?
With the recommended recoat roughly every five years, the system routinely runs 15+ years — the schedule we left the owner keeps the warranty intact.
How do I know my walkway membrane is failing?
Cracking or chalking at high-traffic areas, coating worn through at edges, and staining on the underside are the visible signs. Moisture readings confirm what is happening beneath.
Why fix waterproofing before an inspection requires it?
Because membrane failure is a surface repair, and framing failure is reconstruction. This project cost roughly a tenth of what the same walkways would cost after two more wet seasons.
