Trusted Waterproofing Contractor in Glendale

A Generation of Balconies Reaching End of Life

Through the 1980s many single family homes in south Glendale were demolished and replaced with apartment and condominium construction. That building wave is the reason so much of our Glendale work is multi unit. Those balconies, walkways and exterior stairs are now decades into their service life, which is exactly when the original waterproofing stops doing its job and the damage moves into the framing.

For an HOA or a building owner that timing matters, because the difference between recoating a sound deck and rebuilding a rotted one is enormous, and it is decided by how long the problem went unaddressed. We open it up and tell you which one you actually have.

Glendale sits primarily in the Verdugo Mountains region with a small part in the San Fernando Valley, so above the flats there is hillside property where drainage and slope drive the repair instead.

What a forty year old balcony assembly looks like inside is fairly consistent. The original topping has cracked at the wall and around the posts, water has tracked along the plywood to the low end, the ledger flashing has rusted or was never there, and somewhere along the way somebody coated over the whole thing without correcting any of it. Test cuts tell you how far that has gone before anyone commits to a scope.

Schedule is a real factor here. Regular plan check in Glendale runs about eight to ten weeks from the date plan check fees are paid, so a board that wants work done before the rainy season has to start the paperwork well ahead of the crew. We flag that at the estimate rather than at the end.

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