Since the passing of Senate Bill 721 and Senate Bill 326 in the State of California, there have been a lot of questions about what these new inspection requirements mean for owners of rental properties and condo homeowners associations. The laws give rise to a new era within the construction and real estate industries, because it raises the standards for Exterior Elevated Elements (EEE’s). This refers to any structural element of a building (including supports, associated waterproofing systems, and railings) that have the following properties:

• It extends beyond the building’s exterior walls.
• It’s designed for human use.
• It has a walking surface that’s more than six feet above ground level.
• It has load-bearing components that are made with wood or wood-based products.

All of these can include the following structures:

• Balconies.
• Decks.
• Porches.
• Stairways.
• Walkways.
• Entryways.

The definition of Exterior Elevated Elements was based on what was defined in the E3 Inspection Program that was passed in the City of Berkeley’s Urgency Ordinance in 2015, but the State of California refined it in SB 721 (which refers to any structural supports that are made out of wood or wood-based products).

The Effects of Ignoring Rotted Wood

After so many years, properties can experience a kind of dampness that can affect their wooden supports (called “dry rot”). If it’s left unaddressed, it can cause these areas to weaken (which will disturb the building’s foundation). Rotted wood is often found in areas that are usually ignored and don’t get discovered until the damage is impossible to ignore.

A lot of people dismiss rotted wood as just signs of age, but not taking care of it can lead to permanent structural damage. The wood and other materials in the property will deteriorate and eventually collapse. Buildings with rotted wood that doesn’t get taken care of can fall apart.

Some of the early signs of rotted wood can include:

• Cracking.
• Cotton-like fungus.
• Darkening.
• Shrinking.

The late signs of wood decay can include:

• Continuous fungal growth.
• Peeled wood pieces.
• A musty smell.

Dry rot can cause wood to crack along its grain, which gives it a soft and spongy texture. Wet rot, on the other hand, doesn’t spread to every part of the wood. The decay only stays in a single damp area. It creates a pungent stench and causes discoloration on the wood around it. While there is a difference between the two, both dry and wet rot can cause irreparable damage to your property.

What Needs to Be Looked at During an EEE Inspection

California codes require EEE inspections to identify each type of Exterior Elevated Element. Once they’re identified, the minimum inspection must include:

• Checking the condition of load-bearing components.
• Checking the condition of associated waterproofing elements.
• Evaluating the expected future performance and service life of each component.

The associated waterproofing elements refer to the parts that have been installed during the construction and are designed to protect the structural supports from being exposed to water and other elements. On a balcony, this would typically include the following:

• Flashing on the edges.
• A membrane or coating on the deck surface
• Sealants at corners and other places where water can get into.

Both laws refer to elements that use wood or wood-based materials for structural support, so steel structures don’t need to be inspected. There may, however, be local jurisdictions that are stricter. A section of the Berkeley Housing Code requires both “elevated wood and metal decks” to be inspected. If you live in San Francisco, you must also get a signed affidavit from a licensed inspector who checked all “weather exposed areas” of apartment buildings or hotels.

Penalties for Not Performing EEE Inspections

Senate Bill 721 doesn’t have a list of any monetary penalties or enforcement procedures for owners who don’t perform EEE inspections before the deadline, so local jurisdictions in the State of California can make up their own civic penalty guidelines and procedures for multifamily properties that aren’t in compliance. SB 326 also doesn’t list any penalties, because the inspection report will be incorporated into the reserve study. It’s more likely to have penalties that are similar to the ones for not following the Davis-Stirling Act.

Penalties for Not Completing the Necessary Repairs

If the inspector puts in the report that there are EEE’s in need of repairs, the owner of that property is responsible for starting the process within 180 days. Otherwise, the inspector is required to notify the appropriate building code enforcement agencies and the owner (who is then put on a 30-day timeline to complete the repairs). If the local enforcement agency doesn’t grant an extension beyond the 30 days, the owner will then be subject to a civil penalty between $100 and $500 per day until the repairs have been completed.

By waterproofing concrete, masonry, and other cement-based materials, you’re prolonging the lifespan and durability of the entire structure. Whether it’s preserving a cinder block wall, a concrete floor, or poured concrete walls, keeping water out of concrete is a great way to improve its longevity. Some parts of the country even have building codes that require these structures to be waterproofed. A high water table or building area that’s more susceptible to flooding because of large amounts of rain can determine how strict these waterproofing codes will be. All substrates in high-rise buildings have to be waterproofed, because they’re load-bearing walls for extremely heavy structures where a material breakdown would be unacceptable.

What Happens to Concrete When It’s Exposed to Water

When water gets into concrete, it doesn’t just look bad. It also gets weaker. You might have seen surface damage on a sidewalk or old mortar. The concrete starts to erode, which exposes the matrix materials and the base concrete. In extreme cases, the water will destroy the concrete more quickly. But, it usually takes a few years for the degradation to become visible. If you notice any damage on the concrete’s surface, you can be sure that the underlying structure is damaged as well. That’s why concrete waterproofing is necessary for maintaining its strength and appearance.

If you have a concrete garage, patio, or driveway, you should protect it with a good water sealer. By adding this protective layer, you can slow down its degradation while also minimizing the buildup of stains caused by mildew, mold, and leakage from automobile engines. A good sealer can also make the surface more durable by preventing freeze-thaw damage, corrosion, and spalling (which can happen when small pieces start to break away due to abrasion or natural aging).

When You Should Waterproof Concrete

When it comes to concrete waterproofing, there’s no “one size fits all” solution. It usually depends on the size, location, and function of the surface. Floors and other horizontal surfaces can benefit from waterproofing, because they’re often close to a property’s foundation and are more susceptible to flooding. It’s also a good idea to waterproof patios, porches, and other surfaces that experience a great deal of rain and groundwater exposure because it can prevent wear and prolong their lifespans.

Waterproofing concrete can prevent a number of serious problems, especially if it’s used for flooring. When groundwater seeps through a concrete floor, it can cause them to crack or buckle. This can lead to flooding and other serious issues. You will eventually have to replace the entire floor while also paying to repair any issues that may cause it to happen again.

What You Should Do Before Concrete Waterproofing

Before you waterproof concrete, you want to make sure the surface is clean and dry. Use a scraper to remove any old paint as well as any wall and floor coverings. Sweep the entire surface to make sure no dirt is hiding in areas that can’t be seen. And if you need to, use a mixture of soap and warm water to scrub walls or floors. Make sure you rinse the surface after you scrub and allow it to dry completely. Patch up any holes with a hydraulic expanding concrete mix, which you should dry for at least 24 hours. You also want to tape off anything that extends onto the floor or walls (including stairs and electric boxes).

Types of Concrete Sealers

There are two main types of concrete sealers, which include the following:

• Penetrating Sealers — Made of different substances (such as silicates, siloxanes, silanes, and siliconates), these types of sealers are designed to permeate concrete. This creates a strong chemical barrier, which is why they’re often referred to as “impregnating concrete sealers.” These sealers are only available from professionals, and they can be more expensive. They will last much longer and won’t change the concrete’s appearance.
• Film-Forming Sealers — These types of sealers are designed to protect the concrete with a layer of epoxy, acrylic, or urethane. It can give the surface a wet look or glossy finish, but it wears more quickly. So, you will have to apply it more frequently.

When it comes to concrete waterproofing, you can choose from a number of different coatings, finishes, sealers, and membranes. If you’re looking for one of the best places for concrete waterproofing in Los Angeles to help you to determine the best solution for your specific needs, be sure to get in touch with the Fiber Coat Deck Company.

If your HOA, hotel, or apartment complex has a public swimming pool, you need to know when it needs to be resurfaced. All pools will develop maintenance issues over time, which can include chips and cracks on the surface. Sometimes, these cracks can cause dirt and debris to build up. Rough concrete can cause discomfort or even foot injuries. Pool deck resurfacing is an easy and affordable way to make your concrete pool look and perform better. It will also make your pool safer and look newer. A good option is to cover the concrete surface with an acrylic overlay, which can add color, texture, and even slip resistance.

Why You Should Resurface Your Pool Deck

Here are some of the reasons why you should resurface your pool deck:

• Gives Your Pool a New Look — One way to give your pool a fresh look is with a change in color, so people who are familiar with it will notice the difference. You can choose from a variety of colors, so it’s easy to find one that will match the pool with the rest of your property.
• Fixes Cracks and Chips — Pool surface chips and cracks need to be repaired for both safety and aesthetics, which is why you should inspect your pool deck surface every three to five years. If your pool deck has cracks and other damage, they can be easily repaired with etching, grinding, or with shot-based methods.
• Makes Your Pool More Sustainable — Sustainability is a growing theme in today’s business world, because it deals with efficiency on both a financial and environmental level. A hotel or apartment complex that uses more sustainable solutions will grab the interest of a more educated and sophisticated market. So if you use today’s resurfacing methods and materials, you can make your pool more durable and easier to maintain.
• Improves the Pool Experience — If your business is dealing with competition, taking steps to improve the pool experience is critical. Swimmers are attracted to a nice-looking pool that blends well with its surroundings, which can be emphasized with borders, colors, textures, and design patterns. Pool deck resurfacing will make it look more cohesive, which can help to convey a more caring attitude from management toward tenants.

Commercial properties need to take steps to make sure their pool doesn’t have any maintenance or aesthetic issues. Be sure to speak to a professional for more information about pool deck waterproofing and resurfacing.

When You Should Resurface Your Pool Deck

The surface of your pool deck can give you a clue about what’s going on underneath, and knowing how to spot signs of erosion or weather damage can protect your investment. Here are some of the clues that will tell you when it’s time to resurface your pool deck:

• Stains — This happens on pool decks more often than you think, If the concrete around your pool is white, it’s only a matter of time before it happens. But, there are a lot of factors that will determine how quickly it will start to stain.
• Flaking — This is a common problem on pool decks, and it often occurs because of moisture. Water overflow and transfer from your pool can cause the deck surface to get prematurely damaged.
• Cracks — This can be a sign that the ground underneath your pool is moving, and these cracks can damage the joints lying under the foundation. If this was the case, your pool would be in need of some major remodeling. So, be sure to look for any signs of shifting.
• Discoloration — This can happen for a number of reasons, but it’s most often caused by sun damage. It can also happen because the paint wasn’t properly applied and became discolored because of continuous exposure to pool chemicals.
• Texture — Uneven texture can cause water to collect or seep into cracks on your deck’s surface. Texture is important for preventing cracks, and it’s one of the easiest repairs you can do to your pool deck.
• Structural Damage — This is something you want to avoid at all costs, because it will be the most expensive of all pool problems. Cracks in the concrete can start to expand, and wood can start to buckle. Even your pool deck can become compromised.

If you want to keep your pool in good shape, having a regular maintenance and cleaning schedule is important. It can help you avoid any major refinishing projects, which can save you both time and money.

If you’re looking for one of the best waterproofing companies in Los Angeles to help you with your pool deck resurfacing, be sure to reach out to the Fiber Coat Deck Company.

Epoxy is one of the toughest and most durable finishes that you can apply to a garage floor. Not only will it create a protective coating, but it can also transform a boring slab of concrete into a professional-looking floor that’s both beautiful and functional. Because garages have become more that just places to park your car, the benefits of epoxy garage floors have made it one of the most popular options on the market today.

Epoxy is used in both residential and commercial applications because it not only offers protection from the elements, but will also make the entire space look like a showroom. Depending on what type of floor you have in your garage, you can choose from a variety of colors and hues. You can also choose from different custom colors, metallics, and color blends that can match the area’s look and feel.

What is Epoxy Flooring?

Epoxy flooring is a thermosetting resin that can be applied to concrete. It’s created by mixing one part of a clear or colored epoxide resin with one part of a polyamine hardener. When both of them are mixed together, the hardener will cause a chemical reaction that starts once it makes contact with the concrete. The curing process starts to form polymer structures that are cross-linked together, which is what gives epoxy its strength and durability. At the end of the process, you have a thick and durable coating that will bond to a properly prepared concrete surface.

Aside from the traditional single-layer system that can be found in retail stores, high-end epoxy garage floors have many layers of durable coatings that can not only protect the surface, but can also create an attractive surface that’s built for high performance. These layers are chosen based on the floor’s individual properties, so it can create an optimal surface for performance and longevity.

How is Epoxy Flooring Installed?

The first step to installing epoxy floors is preparing the concrete, which is one of the most important steps for getting a good coating. It will involve either floor grinding or acid etching of the surface so the right concrete profile can be created. It will also be necessary to repair cracks in the concrete or any other type of damage, especially if you want a smooth finish. Depending on the system being installed, an epoxy primer may be applied first (which binds to the concrete for better adhesion).

What are the Benefits of Epoxy Garage Floors?

Some of the benefits of epoxy flooring for garages include:

• Durability and Chemical Resistance — One of the reasons why epoxy is so popular for garage floors is because of its extreme durability. It’s chemically resistant to motor oil, gear oil, gasoline, bleach, acid, and many different solvents. Even if vehicle fluids are left on the surface of an epoxy coating for a long period of time, they can still be cleaned without leaving a stain.
• Attractive Appearance — The appearance of epoxy garage floors is a result of the style and color of broadcast flakes that have been chosen, which is why the aesthetic options are practically endless. The size of the flakes will also affect how the surface will look. Smaller flakes look more modern because it will mix many different colors together, while larger flakes work better if you want a single-color installation.
• Easy Cleaning — Because they completely seal off the concrete, epoxy garage floors are easy to clean. While they are being used in residential applications, epoxy was originally meant to be used in commercial installations (such as manufacturing and brewing). Fire station bays are also one of the most popular applications for epoxy flooring, because the trucks are usually hosed off when they need to be cleaned.
• Slip Resistance — The main function of broadcast flakes in an epoxy flooring system is to give the surface more slip resistance. Unlike the epoxy paint at retail stores (which not only has a low level of durability but is also slippery when it gets wet), a higher-end epoxy installation will create a surface with an “orange peel” texture.
• Faster Installation Time — While there are some companies that offer one-day installations (which don’t perform as well), the average time for epoxy garage floors is two days. You also need to properly prepare the surface, or the installation can fail prematurely. That’s why epoxy flooring needs to be professionally installed.

If you’re looking for one of the best places for installing epoxy garage floors in Los Angeles, be sure to get in touch with the Fiber Coat Deck Company.

An outside deck is a valuable part of your property whether it is for enjoyment or utility. These areas generally see significant amounts of traffic and are also subject to the elements. They are susceptible to damage when the weather starts to get bad (especially when it’s pouring down rain). Water doesn’t mix well with most materials, which is why deck waterproofing is an essential part of protecting your investment.

The materials used for the construction of outdoor areas (such as decks and patios) are usually pretty durable, but many of them can absorb a great deal of water. Once it gets into the material, the deck surface can lose its durability, adherence, and appeal. Damaged surfaces are more likely to have imperfections and flaws (such as cracks, chips, and scratches). If you apply a waterproof coating to a deck, it will not only have more protection from the elements, but will also add color, texture, and aesthetic appeal to the surface.

Here are some of the benefits of having a deck waterproofing system.

#1: It Can Protect the Interior of Your Property from Water Damage

Horizontal surfaces (such as decks) can be hard to waterproof, but it’s not impossible if you use the right materials and have the right expertise. Not waterproofing your deck surface would make your the interior of your property more susceptible to damage. This can include your walls, floors, foundation, and insulation. The idea is to stop a seepage from forming, which can be achieved with the right deck waterproofing and a strong foundation.

#2: It Can Protect Your Health

If moisture gets into your ceilings and starts to get deeper inside the walls, mold and mildew will start to grow. It will then create spores, which get released into the air and into your lungs. This can lead to serious health problems. It’s always better to waterproof your property, so you can avoid these health problems.

#3: It Can Increase Your Property’s Value

Deck waterproofing is one improvement project that must be done, especially if you want to increase the value of your property. If you don’t do it, you could develop some serious problems related to moisture. This will decrease its value, because it will be a major red flag for potential buyers. Think of having a deck waterproofing system as a preventative measure that will keep the construction project from decreasing in value. It’s also an investment that, like maintenance and repairs, can keep the property functioning and in good condition.

#4: It Can Eliminate the Need for Restoration

Preventing a problem is always better than fixing one that already exists. While deck waterproofing can be a costly investment, it can give your property more long-term stability. It’s better to waterproof the entire property instead spending money later on to fix leaking ceilings, moist floors, and damp walls.

#5: It Can Make Your Property Safer

If your property gets water damage because of a deck that has been structurally compromised, it can be a safety risk for you and everyone else (including your tenants, customers, or employees). You can protect your home or commercial property from this kind of damage by making sure your deck stays secure. You don’t want anyone falling off the deck because of a rotted railing, and you certainly don’t want them to go through it because the joists got damaged from water exposure.

#6: It Can Reduce the Need for Maintenance

Even if your deck hasn’t gone through a hurricane or some other weather event, it will still need regular maintenance (especially if it’s getting older). A deck that doesn’t have a deck waterproofing system will need all types of sanding and repair services performed to keep it in good shape. You may even have to pay for expensive repairs when you have to replace the support structures or any other part of your deck that has gotten damaged from water exposure. Deck waterproofing can save you money on repairs, which will make a big difference as the years go by.

#7: It Can Keep Your Deck Looking Great

While it may not be as important as some of the other benefits of deck waterproofing, the fact that it can keep it looking great is worth mentioning. Think about how much value you would add to your property if you breathed new life into an older deck. You would be able to assure potential renters or buyers that it’s safe enough to be used and enjoyed. It will also make you feel good to see that your property’s deck looks great year after year.

If you’re looking for one of the best deck waterproofing companies in Los Angeles, be sure to reach out to the Fiber Coat Deck Company.