Commercial Repair · CSLB #1060736
Commercial Deck & Balcony Repair & Restoration
Wood rot, joist replacement, surface restoration, and post-tension fixes for multifamily, mixed-use, and HOA properties across the Bay Area — targeted repair before small failures escalate.
- CSLB #1060736 Licensed California contractor
- 9+ yrs Building commercial balconies & decks
- SB 721 / 326 Trained — we repair to pass
- Commercial Multifamily, HOA & mixed-use only
01 Why it matters
Decks don’t fail loudly — they fail quietly, years before the inspection
Most decks and balconies don’t fail catastrophically. They fail quietly — water gets past a worn membrane, dry rot works into a joist, a connection backs off under load — and it does all of that invisibly, often three years before the next SB 721 or SB 326 inspection finds it. By the time a board feels soft or a stain spreads under a balcony, the real wood rot is usually further along underneath than anything you can see.
That’s why a repair that addresses only the visible surface is a false economy. Patching the decking above a failing joist leaves the cause in place, and the failure simply continues out of sight until it resurfaces as a far bigger repair — or as a finding at the worst possible moment. On California commercial property, where the assembly’s condition at inspection decides whether you pass or face remediation, that quiet failure is exactly what the balcony laws were written to catch.
The answer is targeted repair driven by documented assessment: find where the water and rot actually are, fix that, and stop the failure before it escalates. That’s the difference between a contractor who replaces boards and a deck restoration company that repairs the cause.
The board you can see is the symptom. The failing joist underneath it is the repair.
02 The D&B difference
Documented assessment first — then a fixed-price repair of the cause
D&B repair scopes start with documented assessment — probe testing for hidden rot, moisture metering, structural verification, and a photographic record — then a fixed-price quote that addresses cause, not symptom.
Findings, not guesses
Before we quote anything, we probe-test for hidden dry rot, meter for moisture, verify the structure, and document it all photographically. The repair scope comes from evidence — so there are no surprises mid-project and no patching over a problem we never confirmed.
Fixed-price, cause-driven scope
You get a fixed-price repair quote built on that documented assessment. It addresses the cause — the failing joist, the water path, the corroded connection — not just the symptom on the surface. Fixed price means you know the number before we start.
Structural and post-tension capability
We replace joists, beams, and ledgers, remediate wood rot with structural reinforcement, and repair post-tension cables with the engineer of record where required. This is structural repair, not cosmetic patching — and it’s documented for your compliance file.
03 How a project runs
From documented assessment to a restored assembly
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01
Documented assessment
We probe-test for hidden rot, meter for moisture, verify the structure, and build a photographic record — so the scope is based on documented findings, not a walkthrough guess.
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02
Fixed-price quote
We build a fixed-price repair quote that addresses the cause — failing joist, water path, corroded hardware — so you know exactly what’s being repaired and what it costs before any work starts.
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03
Structural repair
Our crew replaces failing joists, beams, and ledgers, remediates wood rot with structural reinforcement, and repairs post-tension cables with the engineer of record where required.
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04
Surface restoration & hardware
We restore the surface — re-deck, re-coat, or re-tile per system — and replace bolts, connectors, fasteners, and brackets to code.
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05
Blend & documentation
We final-patch and paint to blend with adjacent assemblies, and document the repair for the property’s compliance file.
04 Scope
What’s included in a D&B repair & restoration
A complete deck and balcony repair service — documented assessment, structural repair of the cause, and surface restoration that blends with the rest of the property.
- Probe + moisture testing — documented findings, not guesses
- Joist, beam, and ledger replacement (pressure-treated or composite)
- Wood rot remediation + structural reinforcement
- Surface restoration — re-deck, re-coat, or re-tile per system
- Post-tension cable repair (with engineer of record where required)
- Hardware — bolts, connectors, fasteners, brackets — replaced to code
- Final patch + paint to blend with adjacent assemblies
Repaired to current code: CBC 1604.8.1 ledger connections · ASCE 7 load criteria · hardware to code · documented for SB 721 / SB 326
05 Investment
What a commercial repair typically costs
We build a fixed-price quote after a documented assessment, because the price to repair a deck depends on how far the rot and water damage actually extend. These ranges reflect typical recent repair and restoration work and help you budget early.
What drives the number
- How far the dry rot and water damage extend once probe-tested
- Joist, beam, or ledger replacement required
- Whether post-tension cable repair is involved
- Surface restoration system — re-deck, re-coat, or re-tile
- Hardware and connections to be replaced to code
- Number of balconies and phasing around occupied units
Ranges reflect typical recent commercial work. Because repair cost depends on documented hidden damage, the fixed-price quote follows an on-site assessment — no obligation.
06 Project example
A recent dry rot repair in Concord
A property manager in Concord reported a few soft boards and a stain spreading under one balcony. Rather than quote off a walkthrough, we ran a documented assessment across the building: probe testing, moisture metering, and structural verification with a photographic record. The findings told the real story — water had been tracking behind failed ledger flashing on seven balconies, and dry rot had reached the joists and ledger on three of them. We replaced the failing joists and ledger sections, remediated the rot with structural reinforcement, replaced the hardware to code, restored the surfaces, and blended the patch and paint to the adjacent assemblies. Because the scope came from documented findings, there were no surprise change orders.
They probe-tested and metered before quoting, so we knew exactly what we were paying for — a fixed price, no surprises. They replaced the failing joists, not just the boards. That’s the repair we actually needed. Property Manager · Concord multifamily property
07 Client feedback
What property owners say
Two other deck repair companies quoted to replace the rotted boards off a walkthrough. D&B probe-tested, found the failing joist underneath, and gave us a fixed price to fix the cause. The repair has held through two wet winters.
We had wood rot showing on balconies across the property. They documented every one, prioritized the structural ones, and restored them to code ahead of our SB 721 inspection. The photographic record went straight into our file.
Fixed-price quote, no change orders, and they told us straight which balconies needed joist replacement and which just needed a surface restoration. That kind of honest scope is rare.
08 FAQ
Deck & balcony repair questions
How do I know if my deck needs a repair or a full replacement?
It comes down to how far the damage extends — which is why we start with a documented assessment, not a guess. Localized dry rot with sound surrounding structure is a targeted repair; widespread rot through joists and ledger points to a renovation. We probe-test and verify before recommending either, and we won’t sell a rebuild when a repair will hold.
Why start with probe and moisture testing instead of just quoting?
Because decks fail quietly, under the surface. A walkthrough quote is a guess about hidden conditions; probe testing, moisture metering, and structural verification give documented findings. That’s how we build a fixed-price quote with no surprise change orders — the scope addresses what’s actually there.
Can dry rot and wood rot really be repaired, or does it all have to come out?
All the rotted wood has to come out — it spreads, and leaving any of it means it returns. But removing the rot isn’t the same as replacing the whole deck. We cut back to sound wood, replace the failing joist, beam, or ledger, reinforce the structure, and stop the water path that caused it. Filler over rotted framing is not a repair.
How much does deck repair cost?
Commercial deck repair typically runs $2,500–$8,000 per balcony, depending on how far the rot extends, what structural members need replacing, and the surface restoration system. We provide a fixed-price quote after the documented assessment — so the number is known before work starts.
Can you repair post-tension balconies?
Yes. We repair post-tension cables with the engineer of record where required, alongside the hardware and connection work. Post-tension repair is structural and warrants engineering involvement — we coordinate it rather than improvise.
What does surface restoration include?
Depending on the system, we re-deck, re-coat, or re-tile the walking surface, then final-patch and paint to blend with the adjacent assemblies — so a repaired balcony doesn’t stand out from the rest of the property.
Will the repair hold up for our next inspection?
That’s the point of fixing the cause. Because we repair the failing structure, replace hardware to code, and document the work for your compliance file, the repaired assembly is positioned to clear its next SB 721 / SB 326 inspection — instead of resurfacing as a finding.
09 Start here
Start with a documented repair assessment
Soft boards, dry rot, staining, or a railing that moves are usually the quiet symptom of a bigger problem underneath. Tell us what you’re seeing and we’ll probe-test, meter, and verify the structure, then build a fixed-price quote that fixes the cause — not just the surface. No obligation.
CSLB #1060736 · 9+ years · Insured & Bonded · Serving the Bay Area, Central Valley & Sacramento
