Structural Repair
- Joist, beam, and rim replacement
- Ledger board reinforcement and re-flashing
- Connection hardware upgrades
- Support post and deck footing reconstruction
★ 1,000+ Inspections
15+ Years
CSLB #1060736
NADRA · CREIA
24h Response
Richmond, CA — Deck & Balcony Inspections
Contra Costa County · SB 721 & SB 326 specialists
Since 2025, the City of Richmond inspects most rental units in the city every three years, so a loose stair or a soft balcony can now be cited between SB 721 cycles. We help owners stay ahead of both, with SB 721 work on apartment buildings, SB 326 work for condo associations, and the deck repair and balcony repair that close out the findings. Our team works across Richmond, from the waterfront condos of Marina Bay and the hillside streets of Point Richmond to Hilltop, the Macdonald Avenue corridor, and the neighborhoods along San Pablo Avenue and 23rd Street.
- SB 721 Inspections
- SB 326 Inspections
- Repair & Reconstruction
- Waterproofing
What We Do
Inspection & Repair Services in Richmond
Inspection, compliance, repair, and reconstruction for Richmond apartment owners, HOA boards, and property managers — handled end‑to‑end by one licensed team.
Waterproofing
- Walkable deck membrane systems
- Flashing detail correction
- Drain, scupper, and threshold rework
- Sealant and caulking refresh
Compliance
- SB 721 reports for Richmond apartment buildings (3+ units)
- SB 326 reports for condominium HOAs
- City of Richmond permit submittals for deck and balcony repair
- Engineer-signed final compliance letters
Safety Inspections
- Load-bearing assessment
- Moisture probes & infrared scanning
- Railing and guardrail load testing
- Deck footing inspection and flashing integrity checks
Free Compliance Check
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Construction Types
We Work With Every Type of Richmond Deck & Balcony
Wood Decks
Richmond's elevated elements are mostly wood, but they come from very different periods: small postwar apartment buildings in Central Richmond and along San Pablo Avenue, condo and apartment complexes in Marina Bay, built from the late 1980s on, and in Hilltop, and newer buildings near the Richmond Transit Village. A deck inspection on a 1950s building and one on a 1990s building look for different things, so we identify each building's era and framing method before drawing the sample.
Concrete Balconies
In newer condo buildings, some roof decks and large balconies are finished with concrete pavers set on adjustable pedestals over a membrane. The pavers look solid, but they are only the walking surface. The structure underneath is usually wood framing, and the membrane between them is what keeps it dry. Our deck inspection lifts pavers at drains, edges, and wall connections to check the membrane and the framing below.
Composite Decks
Many early composite boards, installed in the 1990s and 2000s, had no protective outer shell. These uncapped boards absorb water over time, swell, grow mold, and lose stiffness, especially on shaded decks near the water. Newer capped boards resist this much better. During an inspection we identify which type is installed, check for soft or sagging boards, and inspect the framing underneath.
Not sure what your Richmond property needs?
A 30-minute on-site walkthrough tells you exactly what's required.
Local Expertise
Why Richmond, Specifically
Richmond's housing history starts with World War II. The Kaiser shipyards on the waterfront built 747 Victory and Liberty ships, more than any other site in the country, and the city's population jumped from 23,642 in 1940 to about 120,000 by 1945. A 4,000-unit housing project was finished in 1943, but most of the temporary wartime housing was torn down by 1960, when the population had fallen to 71,854. The city grew back slowly, reaching 116,448 residents and 40,375 housing units at the 2020 Census, with 48.8% of occupied homes rented.
Richmond has about 32 miles of shoreline, more than any other Bay Area city. Starting in the late 1980s, the former Shipyard No. 2 and the Inner Harbor were turned into Marina Bay, a neighborhood of condos and apartments on the water. In January 2025, the City Council expanded the Residential Rental Inspection Program: rental units are now inspected by the City every three years, self-certification was eliminated, and owners pay an annual registration fee and a per-unit inspection fee each cycle. With City inspectors on site twice as often as the SB 721 cycle requires, we schedule balcony and stair inspections so that problems are found and fixed before the City sees them.
Neighborhoods & corridors we cover
- Point Richmond
- Marina Bay
- Brickyard Cove
- Seacliff
- Downtown Richmond
- Iron Triangle
- Atchison Village
- North & East
- Hilltop
- Hilltop Green
- Country Club Vista
- Parchester Village
- Richmond Transit Village
- Macdonald Avenue
- 23rd Street
- San Pablo Avenue
- Cutting Boulevard
- Marina Bay Parkway
Climate Note
Richmond receives about 24 inches of rain a year on roughly 58 days, with January afternoons near 58°F and September, the warmest month, near 75°F. Conditions change with location: buildings along Marina Bay and Brickyard Cove face open water, wind, and salt air, while buildings farther inland get less wind and salt. We record each building's exposure in the report, because it changes which problems are most likely.
Common Problems
What We See Most Often in Richmond
Issues that repeat across the local building stock — from climate, construction era, or common materials in this area.
Stairs cited during City rental inspections
The City's rental inspections treat unstable stairs as a life-safety violation with a short deadline for correction. Owners who receive such a citation need an evaluation, a repair design, and often a permit, all at once. We can inspect the cited stair quickly, document what is wrong, and carry out the repair, and if the building's SB 721 inspection is coming up, we combine the two.
Glass and aluminum railings on wood framing
Waterfront condos often use glass panel or aluminum railings to keep the view open. The railings are anchored through a base shoe or posts into wood framing below. When the seal at the base fails, water runs straight into the anchor holes and the framing. These railings can look perfect while the wood holding them is decaying. We load-test them and inspect the framing at the anchors.
Corrosion where metals meet treated wood
Pressure-treated lumber contains copper-based preservatives that corrode aluminum and some types of fasteners when the two are in direct contact, and moist bay air speeds this up. Aluminum railing posts, flashing, and connectors set directly on treated wood can corrode from the underside. We check for separation between metals and treated lumber and specify compatible materials in repairs.
Dryer and exhaust vents venting into balconies
On some buildings, dryer vents and bathroom exhaust ducts end in the balcony soffit or just above the deck. Warm, moist air then condenses inside the soffit or on the framing. Lint and moisture build up together, and decay follows. We locate every vent near an elevated element in the sample and recommend rerouting where needed.
Getting into occupied units
SB 721 inspections often require entry to balconies through occupied units. Missed appointments delay the sample and the report. Under California law, owners may enter a unit for necessary inspections after reasonable written notice. We give managers a schedule early so notices go out on time, and we plan replacement units in the sample in case access fails.
Who We Serve
Property Types We Work With
Apartment Buildings
Richmond rental buildings of three or more units need SB 721 every 6 years, and their units are also on the City's 3-year inspection cycle. We work with postwar buildings in Central Richmond, complexes in Hilltop and Marina Bay, and newer buildings near the Transit Village, and we time our inspection so its repairs are complete before the next City visit.
Condominiums
Condo associations in Marina Bay and elsewhere in Richmond fall under SB 326. Once every nine years or sooner, a licensed structural engineer or architect has to inspect a random selection of the balconies, decks, and stairs that the CC&Rs make the association's job.
HOA Communities
For HOA boards, especially in waterfront communities, our report separates railing and anchorage findings from deck and framing findings, so the board can see what is driving the repair cost. Building-by-building prices, the permit work, and a closing compliance letter for insurers and lenders come with it.
Multi-Family Housing
Small postwar apartment buildings, fourplexes, townhome communities, live-work and mixed-use buildings downtown, and older houses divided into several rental units.
Schedule a free on-site assessment
Serving all of Richmond with fast response times. Most assessments within 3 business days.
What You Get
Project Deliverables
After the work is complete, you walk away with a full archive package — ready for your HOA board, insurer, city, or next property sale.
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Photo Journal
Before, during, and after photos tagged to every structural element inspected.
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City Permits & Acceptance
Full permit package, inspection card sign-offs, and city correspondence archived.
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Material & Workmanship Warranties
Manufacturer warranties plus our labor guarantee in writing.
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Work Summary Report
Detailed scope-of-work summary covering every repair and reinforcement.
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Final Compliance Letter
Engineer-signed SB 721 / SB 326 letter for your HOA archive, insurance, and lender.
Richmond rental owners also receive a short summary of the corrected stair, balcony, and walkway items that an owner can show during the City's next three-year rental inspection.
How It Works
Our 5-Step Process
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01
Initial Assessment
We walk the property, identify scope, and flag any urgent safety items. No cost, no obligation.
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02
Detailed Scope & Estimate
Full proposal with line-item pricing, material specs, and a realistic timeline.
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03
Permits & Scheduling
We handle city permits and coordinate tenant notices with property management.
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04
Execution
One licensed crew, start to finish. Daily photo updates and clean worksites.
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05
Final Inspection & Handoff
City sign-off, warranty package, and compliance letter delivered to you.
Proof
Trusted by Property Managers in Richmond
A City inspector cited one of our rear stairs as unstable, and we had a short deadline. ABD inspected it within days, pulled the permit, and rebuilt it, and since our SB 721 inspection was due the next year, they did that at the same time.
Our glass railings looked brand new. ABD found the framing under the base shoe soft on the units facing the water. The board would never have spotted it from the deck.
- CSLB #1060736CA Licensed Contractor
- NADRADeck Industry Association
- CREIAReal Estate Inspectors
- $1M+ InsuredGeneral & Workers' Comp
FAQ
Questions from Richmond Property Owners
The City's rental inspection flagged our stairs. What should we do?
Act on it right away, because the City treats unstable stairs as a life-safety issue with a short correction period. Restrict use of the stair if it is unsafe, and have it evaluated. We inspect the stair, define the repair, pull the permit, and complete the work. When the building's next SB 721 date is close, we can do both at once, so the repair is documented for the City and for the SB 721 report.
Can tenants refuse entry for a balcony inspection?
California law allows an owner to enter a unit to make necessary inspections after giving the tenant reasonable written notice, and 24 hours' notice is presumed reasonable. Tenants should not unreasonably refuse. In practice, clear notices sent well ahead and flexible time windows solve most access problems. We provide the schedule and work around tenants' availability where possible.
Do glass railings need special attention?
Yes. The glass and the metal base shoe usually hold up well, but they are fastened into wood framing, and the seal at the base is the weak point. Once water reaches the anchor holes, the framing can decay without any visible sign on the railing itself. We load-test glass and aluminum railings and open the soffit or work from underneath to see the framing at each anchor.
Nearby
Other Cities We Serve Near Richmond
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Get Started
Book a Free Assessment in Richmond
Tell us about your property and we'll come out, walk it, and give you a written plan — free of charge, no obligation.
- 916-269-5277
- Info@abdteam.com
- 191 Lathrop Way, Suite N, Sacramento, CA 95815
- CSLB #1060736