Balcony Waterproofing in West Los Angeles
Balcony waterproofing seals a balcony’s walking surface, edges and connection to the building so rain can’t reach the framing or the rooms below. You need it when the surface cracks, the underside stains, or a unit below reports leaks after rain. Absolute Maintenance & Consulting repairs damaged framing and flashing, then installs a walkable surface tied into the wall and threshold. Projects start at $2,275, after an inspection that costs $375 to $775.
Schedule a balcony waterproofing inspection or call (310) 678-4345.
Licensed California contractor (CSLB #998184) · IICRC-certified firm (#70018676) · 4.8 stars, 180+ reviews across Google, Yelp, and BBB
Quick links: What it involves Signs Process Cost FAQs
Balcony leaking into the room below? Book a balcony waterproofing inspection today.
What Balcony Waterproofing Involves
A balcony is waterproofed with a walkable membrane or coating tied into flashing at the wall and door threshold, laid over sound framing. It’s one part of our waterproofing work, and it covers:
- A walkable waterproof membrane or coating on the surface
- Slope that moves water off the balcony
- Flashing where the balcony meets the wall and at the door threshold
- Edge metal that directs water off the edge
- Sealed railing posts and attachments
- The stucco or siding where the balcony ties into the wall
Balconies on Homes
On a house, the joint between the balcony and the wall matters most. Water that gets past it can soak the framing and move into walls and ceilings where no one sees it.
Condo and Apartment Balconies
On condos and apartment buildings, a failing balcony often leaks into the unit below, not its own. A Multi-Unit / Larger Property Inspection ($975 to $1,500, up to 5 units or properties) covers several balconies at once; that fee is not credited toward the work.
Signs You Need Balcony Waterproofing
The clearest signs are a cracked or worn balcony surface and stains or bubbling paint on the soffit, the underside of the balcony. Also watch for:
- Water stains on the wall or ceiling in the room or unit below
- Rust stains at the edge or around railing posts
- Loose or wobbly railings
- Cracks in the stucco where the balcony meets the wall
- Puddles that stay after rain
Cracked surface, stained soffit or loose railings? Get your balcony inspected now.
Our Balcony Waterproofing Process
We inspect the balcony, trace the leak into the building, repair the damage, install the waterproof surface and check the result.
1. Inspection
First comes the surface, edges, railings, flashing and soffit, then the rooms or units below.
2. Tracing the Leak
We follow the water from where it shows up back to where it enters, since balcony leaks often show up away from the balcony itself. A building envelope inspection traces that path through the walls, windows and connections, and water testing (priced separately and not credited toward the work) can confirm it.
3. Repairing Damage
We repair wet or damaged plywood and framing, reset railing posts and fix flashing at the wall and threshold. If the framing is still sound, the balcony stays; we replace only the plywood or framing the water has ruined.
4. Applying the Waterproofing System
We install a walkable membrane or coating and tie it into the wall flashing, door threshold and edge metal.
5. Final Check
Moisture readings on the balcony and the space below close out the job, along with the upkeep that keeps the surface sealed.
How Much Does Balcony Waterproofing Cost?
Balcony waterproofing costs $2,275 to $2,600 for a small project and $3,000 to $10,000 for a medium one, after an inspection that costs $375 to $775.
| Service | Price |
|---|---|
| Basic Inspection (about 15 to 20 minutes, infrared camera) | $375 to $575 |
| Detailed Inspection (up to about 1 hour, one home or unit up to 3,000 sq. ft.) | $575 to $775 |
| Multi-Unit / Larger Property Inspection (up to 5 units or properties) | $975 to $1,500 |
| Water Intrusion Testing | $1,275 to $1,850+ |
| Complex Water Testing | $1,950 to $2,600+ |
| Small project (up to 3,000 sq. ft.) | $2,275 to $2,600 |
| Medium project (3,000 to 10,000 sq. ft.) | $3,000 to $10,000 |
| Large project (10,000 to 50,000 sq. ft.) | $10,000 to $50,000 |
| Large waterproofing project | $50,000 to $150,000+ |
A balcony with wet framing or failed flashing costs more than one that only needs a new surface.
Water testing isn’t included in inspection prices. When we do the work, the fee for a Basic or Detailed Inspection is credited toward the cost of the work. Multi-Unit / Larger Property Inspection fees and water testing fees are not credited. Your final price comes in a written estimate after the inspection.
Call (310) 678-4345 to schedule an inspection, or email photos of the balcony and the stains below to info@leakmoldrepair.com with your name, property address and a brief description.
Hire us for the work and your Basic or Detailed Inspection fee goes toward your balcony waterproofing.
Why Choose Absolute for Balcony Waterproofing?
Owners and boards hire us for the tracing and the paperwork.
We Trace the Leak Into the Building
Our specialty is finding and repairing leaks from exterior sources. We follow balcony water into the wall and the unit below, so the balcony leak repair covers the real entry point.
Clear Records for Owners and Boards
Our written findings help property managers, HOA boards and owners plan the repair and explain it. When the cause of a leak is disputed, our forensic leak detection reports are used by insurance adjusters, public adjusters and attorneys.
Licensed, Certified and 30+ Years in Business
We’re a licensed California contractor (CSLB #998184), an IICRC-certified firm (#70018676) and a MICRO Certified Firm, with more than 30 years in business. Our founder, Cameron Figgins, has more than 30 years of hands-on experience with water intrusion in Southern California homes.
Balcony, deck and stucco waterproofing from a licensed California contractor in West LA.
Balcony Waterproofing FAQs
Can a balcony be waterproofed from underneath?
A balcony can’t be waterproofed from underneath: the waterproof layer has to be on top, where the rain lands. Working from underneath can help us inspect and dry wet framing, but a coating on the soffit only traps water that’s already inside.
Why does water from my balcony show up in the unit below?
Water that gets past the balcony surface follows the framing and flashing into the wall. It can travel sideways and down before it finds a way out, often through a ceiling or window frame in the unit below.
Can you waterproof a concrete balcony?
Yes, a concrete balcony can be waterproofed. We seal the cracks, then apply a walkable membrane or coating tied into the wall and door threshold. Rust at the edge or around railing posts often means water has reached the metal inside, so we check those spots first.
Still have questions? Our experts are here to help.
Book a Balcony Waterproofing Inspection
Schedule an inspection or call (310) 678-4345. We serve West Los Angeles, Culver City, Beverly Hills, Santa Monica, Venice, Pacific Palisades, Brentwood and Bel Air.
We trace the leak, repair the damage and seal the balcony surface and wall joint.