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Balcony Construction & Repair

New balconies, structural repair, dry-rot reconstruction, and waterproofing — built to code by a licensed contractor (CSLB #1092628).

A licensed general contractor (CSLB #1092628), bonded and fully insured.

New balconies and structural repairs — rotted framing replaced and rebuilt to code.

Proper membranes, flashing, and slope that keep water out and balconies dry.

Balconies Built Safe, Dry, and to Code

Balconies are the most safety-critical structure on a house, and California now treats them that way. Since SB 721 and SB 326, elevated exterior elements on many multi-unit buildings must be inspected on a schedule — because when a balcony fails it is usually dry rot in the framing, hidden behind a waterproof coating that stopped working years earlier. Hollywood Contractor Corp is a licensed general contractor (CSLB #1092628) building and rebuilding balconies across Los Angeles County. We open it up, replace any compromised framing, and rebuild with proper waterproofing, flashing, and drainage so water leaves the structure instead of sitting in it. See our full new construction services.

Newly constructed cantilevered balcony with glass-panel railing on a modern home

New Balcony Construction

Adding a balcony brings light, air, and usable outdoor space to an upper floor. We design and build new balconies that are properly engineered, attached, and waterproofed from day one.

  • Cantilevered and post-supported balconies
  • Second-story and rooftop balconies
  • Structural engineering and permits handled
  • Code-compliant guardrails and railings
  • Integrated waterproofing and flashing

Balcony Repair, Dry-Rot & Waterproofing

Most balcony failures start with water getting into the framing. We find and fix the damage, rebuild what’s compromised, and waterproof the structure so it stays dry for the long term.

  • Dry-rot and water-damage repair
  • Framing, joist, and ledger replacement
  • Waterproof membranes and deck coatings
  • Flashing and drainage correction
  • SB 326 / SB 721 compliance repairs
Balcony under repair with waterproofing membrane and new wood framing
Modern balcony with horizontal cable railing and composite decking

Railings, Stairs & Finishes

The right railing keeps your balcony safe and finishes the look. We install code-height guardrails and the decking and details that make the space feel finished.

  • Wood, metal, cable, and glass railings
  • Code-height guardrails and proper load rating
  • Composite and hardwood decking
  • Stairs and landings
  • Lighting and finish details

California Balcony Inspection Laws: SB 326 & SB 721

California now requires regular inspection of elevated exterior elements — balconies, decks, walkways, and stairs more than six feet above the ground — because hidden water intrusion and dry rot can weaken the wood framing until it fails. Two laws govern this:

  • SB 326 applies to condominiums and HOA-managed buildings and requires inspection of load-bearing balconies and decks every nine years.
  • SB 721 applies to apartment buildings with three or more units and requires inspection every six years.

If your building has a failed inspection or a deadline coming up, we can help. Hollywood Contractor Corp performs the structural repairs, dry-rot reconstruction, and waterproofing needed to bring balconies back into compliance — rebuilding to current code and sealing the structure so it stays dry. The formal inspection report is prepared by a licensed architect or engineer; we coordinate the repair work and can refer a qualified inspector. Get started with a free assessment.

Our Balcony Process

A clear, predictable process keeps your balcony project safe, compliant, and on track.

1

Inspection & Assessment

We check the balcony for dry rot, water intrusion, and structural issues.

2

Design, Permits & Engineering

We prepare drawings, structural engineering, and city permits.

3

Construction & Waterproofing

We rebuild, waterproof, and install railings with quality materials.

4

Final Walkthrough

We confirm the balcony is safe, dry, and built to code.

Why Homeowners Choose Hollywood Contractor Corp

When safety and waterproofing are on the line, you want a contractor who shows up, communicates, and builds it right. Here’s what sets our balcony work apart.

  • Licensed, bonded & insured (Lic. #1092628)
  • Structural repair and waterproofing expertise
  • Code-compliant guardrails and construction
  • Transparent, fixed-bid pricing
  • 20+ years of combined construction experience
  • Dedicated project manager on every job
  • On-time, on-budget delivery
  • Workmanship warranty on every project

How Much Does Balcony Construction & Repair Cost?

Balcony work in Los Angeles runs from about $8,000 for a small rebuild to $60,000+ for multi-unit inspection and remediation.

Scope of work Typical LA range What it covers
Waterproofing recoat $4,000 – $12,000 New deck coating system where the framing beneath is still sound.
Balcony rebuild (single) $12,000 – $35,000 Framing replaced, waterproofed, and finished with new railings.
Dry rot remediation $5,000 – $25,000 Replacing compromised framing found once the surface is opened.
SB 721 / SB 326 inspection $1,500 – $6,000 Required inspection of elevated elements on many multi-unit buildings.
Railing replacement $150 – $400 / linear ft Code-compliant guardrails in metal, glass, or cable.
Structural engineering $3,000 – $10,000 Required where framing or connections are being redesigned.

California now legislates this. SB 721 (apartments) and SB 326 (condominiums) require periodic inspection of elevated exterior elements, with deadlines and penalties. If you own or manage a multi-unit building, this is a compliance obligation, not optional maintenance.

Recoat or Rebuild?

The waterproof coating is only the top layer. What matters is the condition of the framing under it.

A recoat may suffice

  • Coating is worn but the surface is sound
  • No soft or spongy areas underfoot
  • No staining on the ceiling below
  • Framing sound where it can be inspected
  • Positive drainage still working

Rebuild is needed

  • Soft, spongy, or bouncing decking
  • Water staining on the ceiling beneath
  • Rot visible at the ledger or joist ends
  • Railing posts loose or moving
  • Ponding water that does not drain

Soft decking almost always means rot has already reached the framing. Recoating over it conceals a structural problem.

Waterproofing Systems Compared

The system beneath the surface determines how long a balcony lasts. This is not where to economise.

Option Best for Expected life Relative cost
Elastomeric deck coating Most residential balconies 8–15 years $
Fibreglass / GRP Heavy use and full exposure 20–25 years $$
PVC membrane Complex shapes and details 25+ years $$
Tile over membrane A finished, high-end look 20+ years $$$
Full structural rebuild Where rot has reached framing 40+ years $$$

Whatever the system, drainage and flashing at the ledger are what keep water out of the building. A perfect coating with poor drainage still fails — water simply sits and finds the edges.

What to Expect During the Project

A recoat takes a few days. A full rebuild runs two to five weeks depending on what is found once it is opened.

Stage Typical timing What happens
Inspection Day 0 Surface, framing, ledger, and railings assessed; test openings where rot is suspected.
Engineering (if needed) 1–3 weeks Required where framing or connections are being changed.
Demolition 2–5 days Surface and any compromised framing removed. The true extent shows here.
Structural repair 3–10 days Joists, ledger, and connections replaced and properly flashed.
Waterproofing 3–7 days Membrane or coating applied in layers with cure time between.
Railings & final 2–5 days Code-compliant railings fitted, then final inspection.

Balconies are the most safety-critical structure on a residential building. Where there is any doubt about the framing, we open it up — guessing is not acceptable on an elevated structure people stand on.

How to Choose a Contractor

Balcony work is largely invisible once it is finished, which is exactly why standards vary so widely. A few things reliably separate a proper job from an expensive patch.

Good signs

  • An active CSLB licence you can verify online
  • A written, itemised, fixed-price scope
  • They explain the cause, not just the fix
  • Realistic timelines rather than optimistic ones
  • A workmanship warranty in writing
  • They open a test area rather than assuming
  • They understand SB 721 / SB 326 requirements

Warning signs

  • A quote given without a proper site visit
  • Pressure to sign today for a discount
  • Large cash deposits up front
  • The same solution proposed for every home
  • Vague allowances instead of fixed pricing
  • A recoat proposed over soft or spongy decking

Hollywood Contractor Corp holds CSLB licence #1092628 — verify it, and any contractor you are considering, with the California State License Board.


Balcony FAQs

How much does it cost to build or repair a balcony?

New balcony construction typically ranges from about $5,000 to $20,000+ depending on size, height, materials, and railings. Repair cost depends on the extent of dry rot and waterproofing needed. We provide a free assessment and a written estimate before any work begins.

What are SB 326 and SB 721?

They are California laws requiring regular inspection of elevated exterior elements such as balconies, decks, walkways, and stairs more than six feet above the ground. SB 326 covers condominiums and HOA-managed buildings (inspection every nine years); SB 721 covers apartment buildings with three or more units (every six years). We perform the structural repairs and waterproofing needed to comply.

Do I need a permit to build or repair a balcony?

Yes. New balconies and structural balcony repairs require permits and engineering. We handle the drawings, structural engineering, and city permits for you.

How do I know if my balcony needs repair?

Warning signs include soft or spongy decking, water stains on the ceiling below, cracking stucco, loose or wobbly railings, rust, and visible dry rot. Because the damage is often hidden inside the framing, an inspection is the only way to be sure.

What causes balcony dry rot?

Failed waterproofing. Water gets past the deck coating or flashing into the wood framing, which rots over time and weakens the structure. Proper waterproofing, flashing, and drainage are the key to a long-lasting balcony.

How do you waterproof a balcony?

We install the correct waterproof membrane or deck-coating system with proper slope and flashing so water drains away instead of soaking into the framing. We can recoat existing balconies or waterproof new ones.

Can you replace balcony railings?

Yes. We install code-compliant wood, metal, cable, and glass railings and guardrails at the required height and load rating.

How long does balcony work take?

A railing or coating job can take a few days, while full structural repair or a new balcony takes about 1 to 3 weeks depending on size and the extent of the damage.

Do you handle SB 326 / SB 721 balcony repairs?

Yes. We perform the structural repairs, dry-rot reconstruction, and waterproofing needed to bring balconies into compliance after an inspection. The required inspection report is prepared by a licensed architect or engineer; we coordinate the repair work and can refer a qualified inspector.

Are you licensed and insured?

Yes. Hollywood Contractor Corp is a licensed California general contractor (CSLB License #1092628) and is bonded and fully insured.

BACKED BY 5-STAR REVIEWS

Our clients' satisfaction is our top priority. Read what homeowners say about working with Hollywood Contractor Corp.

Ready to Build or Repair Your Balcony?

Schedule a free assessment. We’ll inspect your balcony, explain your options, and give you a clear, no-pressure plan to get started.

Call (818) 264-1955


Balconies Across Los Angeles County

Local crews, local permit knowledge. These communities have a dedicated page covering the work we do there.

We serve 34 cities across the greater Los Angeles area. View all service areas →

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