See What's Going On Beneath The Surface Before You Commit to a Full Repair
Bay Cities' Limited Demo Discovery opens up your balcony to expose the actual structural condition underneath, so you can make a repair decision based on evidence instead of guesswork.
GET STARTED WITH LIMITED DEMO DISCOVERY
Tell Us About Your Property
Fill out the form below and our team will reach out to schedule a free on-site visit. On the next page, you'll be able to upload photos of your balcony.
REAL PROJECTS
What we find under the surface
These are actual discovery results from Bay Cities projects. The visible damage barely hinted at what was happening underneath.
The owner reported minor cracking and a few water stains on the underside. A previous contractor quoted a surface-level reseal at $3,200.
Demo revealed extensive dry rot through the framing and severe corrosion on the structural supports. A surface reseal would have trapped moisture and accelerated the failure.
| Licensed General Contractor | SB 326 & SB 721 Compliant | Serving LA, South Bay, & Orange County |
THE REAL RISK
Surface damage tells you there's a problem. It doesn't tell you how deep it goes.
You've noticed cracking, bubbling, peeling, or water stains on your balcony. Maybe a contractor already gave you a quote based on what they can see from the outside. But the damage you can see is almost never the full story.
Most contractors quote based on visible damage alone. Once they open things up mid-project, scope balloons and so does your bill. That's exactly how change orders happen, and you end up paying for someone else's guesswork.
Water intrusion that reaches structural framing doesn't stop on its own. Every month you wait, the repair footprint grows. What's a manageable fix today becomes a major reconstruction project six months from now.
For building owners and HOAs, SB 326 and SB 721 require inspections and repairs of exterior elevated elements. The compliance deadline has already passed. Putting it off doesn't make the obligation go away.
Tell Us About Your Property
Fill out the form below and our team will reach out to schedule a free on-site visit. On the next page, you'll be able to upload photos of your balcony.
HOW IT WORKS
From first contact to full clarity
Here's what happens after you fill out the form. Our team handles the coordination so you don't have to chase anyone down.
Submit your info
Fill out the form on this page with your contact details and a few basics about your property. On the thank you page, you'll be asked to upload photos of your balcony so our team can get an early look at what's going on.
5 minutesWe call to schedule a visit
Our team reviews your photos and reaches out to schedule an on-site visit. We need to see the damage in person and assess access logistics, like how we'd get demo debris from the balcony down to the street.
Within 48 hoursOn-site assessment
We come out, look at the balcony firsthand, evaluate the visible damage, and determine the scope of the demo. After the visit, we give you an exact price for the limited discovery based on what we've seen.
30 minutes on-siteDemo discovery
Once you approve, our crew opens up the balcony at key points to expose the framing and sheathing underneath. You get a written report with photos and a clear picture of what repair work is actually needed.
Half dayImportant for buildings built before 1981
If your balconies were built before 1981, the materials may contain asbestos. California law requires that these materials be tested before any demolition work can begin. Our team will coordinate the asbestos testing for you. If the results come back clean, we move forward with the demo discovery as planned. If asbestos is found, we'll help connect you with a certified abatement specialist who can handle the removal safely and legally before the discovery proceeds.
You'll be asked about your building's age in the form below. This helps us plan ahead so there are no delays or surprises.
WHAT'S INCLUDED
Everything you need to make the right call
Photo-documented evidence
High-resolution photos of every layer exposed during the demo, from surface coating down to structural framing. You see exactly what we see, with nothing hidden.
Written assessment report
A plain-language report explaining what we found, what condition the structure is in, and what level of repair is actually needed. No jargon, no guessing, no surprises later.
Accurate repair scope
Because we've seen the actual condition of the structure, our repair proposal reflects the real scope of work. That's how we eliminate change orders and deliver a project quote you can trust.
Tell Us About Your Property
Fill out the form below and our team will reach out to schedule a free on-site visit. On the next page, you'll be able to upload photos of your balcony.
INVESTMENT
Transparent pricing, no hidden costs
Pricing depends on the number of balconies and is confirmed after our free on-site visit.
1 to 9 balconies
$1,000
starting at, per balcony
10+ balconies
$800
starting at, per balcony
| Free on-site assessment before any commitment | |
| Exact price confirmed after we visit your property | |
| Full photo documentation and written findings report | |
| No obligation after the on-site visit |
We need to visit your property first to confirm the exact price. That visit is free and there's no obligation. Fill out the form below and our team will call to schedule.
GET STARTED
Tell Us About Your Property
Fill out the form below and our team will reach out to schedule a free on-site visit. On the next page, you'll be able to upload photos of your balcony.
Frequently Asked Questions
Balcony Repair & Waterproofing
Limited Demo Discovery
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What exactly happens during a demo discovery?
Our crew carefully removes a small section of the balcony surface and waterproofing membrane to expose the plywood sheathing and structural framing underneath. We photograph and document every layer, then provide you with a detailed report of what we found. The area is temporarily sealed and protected until you decide on next steps.
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Why do you need to visit before giving me a price?
Every property is a little different. We need to see the damage in person, and we also need to evaluate the site logistics, like how our crew will move demo debris from the balcony down to the street. Some buildings have easy ground-level access. Others have narrow stairwells, limited parking, or HOA restrictions that affect how we plan the work. Seeing all of that upfront is how we give you an accurate price with no surprises.
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Will the discovery cause damage to my balcony?
The demo is a controlled, targeted opening at specific points where we suspect damage based on visible symptoms. We temporarily seal and weatherproof the exposed area the same day. If you proceed with the full repair, that area becomes part of the project scope. If you choose not to proceed, we seal it back up.
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What if my building was built before 1981?
Buildings constructed before 1981 may contain asbestos in the balcony materials. California law requires testing before any demolition work can begin. Our team will organize the asbestos testing for you. If the results come back negative, we proceed with the demo discovery as planned. If asbestos is found, we'll help coordinate a certified abatement specialist to handle the removal before we move forward.
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What if you don't find significant damage?
That's actually the best possible outcome. You'll have documented proof that the structure is sound, which means a surface-level repair or reseal is all you need. We'll seal everything back up and you'll have peace of mind that you're not sitting on a hidden problem. Either way, the report is yours to keep.
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I manage multiple buildings. Do you offer volume pricing?
Yes. If the total number of balconies across your properties comes to 10 or more, the per-unit pricing drops to the $800 starting rate. We'll discuss specifics when our team calls to schedule your on-site visit, and we'll put together a proposal that accounts for your full portfolio.
What's Next?
Still have questions about your Bay Cities Construction adventure. Then keep learning more.
