If you are an owner of a commercial property in Los Angeles, for example a multi-family residential apartment building, you should know that waterproofing your property’s “Exterior Elevated Elements” (EEE or 3E) is more than just a precaution, but rather it is a requirement for the EEE’s safety and longevity! This blog offers you critical information on why waterproofing EEEs such as balconies are so important for SB 721 compliance.
How Water Damage Affects Balcony Safety
At the outset, it is important to point out that over the past several years, heavy rainfall in Los Angeles has caused widespread flooding, toxic mold growth, and efflorescence (harmful salt caused by evaporating water) in residential properties. In fact, LA’s recent rainfall totals have been so high, that they not been seen since the late 1800s! Consequently, the professionals at Weinstein Construction, the LA region’s premier waterproofing contractors, have been warning our clients and friends about the dangers of toxic mold in residential and commercial properties! Look, it is incredibly important to understand the risks associated with toxic mold, the dangers it can pose to balcony waterproofing Los Angeles, as well as the steps necessary to prevent and remediate such risks!
If you are wondering what is toxic mold and how it occurs in balconies and other EEEs, the answer is simple: mold is a fungus that thrives in moist environments. When humidity interacts with a balcony’s wood frame, toxic mold can grow, releasing mycotoxins that can be hazardous to human health. Such toxic mold can grow in hidden areas such as inside a balcony’s wood frame, behind its stucco walls, and under its flooring. And mold spreads, it can decay adjacent wood and organic material and spread mold spores that become airborne and contaminate the property and the air that its residents breathe.
The Role of Balcony Waterproofing in SB 721 Compliance
If you are wondering what is the role of waterproofing in Senate Bill 721 compliance, the answer is pretty simple! SB 721 was passed to improve the safety of balconies and other EEE in multi-family residential apartment buildings. These laws require that owners and managers of such apartment buildings conduct safety inspections and ongoing maintenance of all EEEs on their properties. Among the various compliance requirements for an SB 721 inspection is that such an inspection must evaluate the condition, adequacy, and performance of each EEE’s “associated waterproofing elements” which include, for example, their waterproofing flashings, membranes, coatings, and sealants.
And so, competent waterproofing contractors who undertake EEE inspections, for example the Balcony Inspection specialists at Weinstein Construction, must not only evaluate the condition and performance of the EEE’s load-bearing components, but also the condition and performance of each of the EEE’s waterproofing elements, as well as the expected future performance and projected service life of such elements.
Best Balcony Waterproofing Solutions for LA Properties
If you are the owner or a manager of a Los Angeles multi-family residential apartment building that has multiple balconies and other EEEs, you are probably wondering what would be the best waterproofing solutions for your property? Well, we have an answer for that question! Waterproofing balconies and other EEEs in Los Angeles requires first an inspection by careful and experienced waterproofing contractors to identify any waterproofing issues. Then, if any remediation is required, it involves the use of high-quality materials and proper installation techniques, to protect both valuable properties and those who live in them!
As you can imagine, the process begins with an assessment of the EEE, including the structural deck, railings, joints, and any previously installed waterproofing systems, to identify areas of deterioration, cracking, or water infiltration that could compromise performance. Then, when faults are noted and catalogued, careful consideration of the most effective and budget-friendly waterproofing solution is a must.
Some of the best waterproofing solutions are liquid-applied membranes, which create a seamless, fully-adhered barrier over the deck surface and penetrate around drains, rail posts, and flashings, to prevent water from bypassing the membrane. Another highly effective option is sheet membrane systems, such as thermoplastic or modified bitumen membranes, which offer durability and long-term resistance to UV exposure and foot traffic. In some cases, a hybrid system combining liquid-applied membranes with sheet membranes at critical transitions can provide additional redundancy for high-risk areas.
Competent and experienced waterproofers will also take into consideration the EEE’s proper slope and drainage, which are essential, as even the best waterproofing cannot perform without directing water toward drains, scuppers, or perimeter gutters, reducing hydrostatic pressure and preventing pooling. They will also consider whether or not balcony sealing is required, and if so, what is the best manner in which to do so.
Moreover, flashing is critical at all intersections of horizontal and vertical surfaces, including walls, parapets, and railing bases, to prevent leaks at joints and transitions. Moreover, protective topping layers can also help shield membranes from mechanical wear, UV degradation, and pedestrian traffic, while maintaining access for inspection and maintenance.
Finally, compliance with SB 721 also requires strict adherence to material manufacturer specifications and local building codes, to ensure the long-term safety and effectiveness of the resources being used. By combining durable membranes, precise flashing, proper slope and drainage, and protective surfacing, property owners and managers can achieve reliable waterproofing for balconies and other EEEs, minimizing the risk of structural damage, water intrusion, toxic mold growth, and safety hazards, while at the same time helping to ensure compliance with SB 721’s regulations.
The time for inspections is running out! Owners and managers of residential apartment buildings must act today if they want to avoid fines and schedule an inspection with Weinstein Construction today! Don’t wait for the inspection deadline! Stay SB 721 Compliant!
Weinstein Construction provides balcony waterproofing solutions that protect and comply with SB 721! Book your balcony inspection now with Los Angeles’ experts in balcony inspections and repair – call us today at (866) 623-5788 to schedule a free “Balcony Law” consultation!
