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Project Gallery

05-17 – Balcony Replacements.

Please click on the first image to view as a slide show.

Building prior to work commencement
Building prior to work commencement
Cantilevered floor joists at lower balconies prior to work commencement

Upper balcony prior to work commencement
Disrepair at upper balcony railing and floor soffit prior to work commencement
Installation of concrete footings to accommodate replacement of lower cantilevered balconies with new post and beam supported structures

Demolition of lower cantilevered balconies
Lower balconies removed, josts cut flush with wall framing to accommodate new ledger
Shear panel furring and stucco / ledger flashing installed

Moistop waterproofing membrane installed at subfloor framing before ledger install.  Ledger failure is the single biggest cause of balcony collapse.  The flashing and waterproofing details at this component is very important for life safety and balcony durability
Ledger installed
Pressure treated subfloor framing, Windsor fascia and floor to wall metal flashing installed

Upper balcony stripped to accommodate framing repair, lower balcony railings being installed
Soffit and fascia decay at cantilevered section of upper balcony
Framing decay at cantilevered subfloor framing components at upper balcony

Framing decay at cantilevered subfloor framing components at upper balcony
Replacement of decayed floor framing components
Additional framing hardware being installed at important cantilevered components to  strengthen subfloor framing

Strengthened cantilevered subfloor outside corner at upper balcony
SDS structural screws being installed to strengthen cantilevered connections
Repaired section of cantilevered framing at subfloor

Patience, experience and much expertise to tailor / correct  every floor joist to ensure a perfectly sloped / aligned balcony floor
Railing posts being installed at upper balcony
Upper balcony subfloor framing corrected

Subfloor plywood sheathing being installed on floor joists - adhesive applied to joists to strengthen bond and minimize movement  between components
Sheathing screwed to floor joists - glued and screwed to maximize bonding and minimize potential waterproofing fractures
Plywood floor sheathing installed at upper balconies and now ready for waterproofing system

New bonderized metal flashing installed and  counter flashed with existing patio slider threshold flashing
Metal floor to wall flashing being installed
Metal fascia flashing installation

Metal lath being fastened to subfloor to accommodate and strengthen polymer-modified cementitious waterproofing
6" bituthene membrane installed at plywood joints to reinforce and absorb plywood joint movement and mitigate subfloor movement   transfer to cementitous waterproofing system
Base coat  ( first coat ) of waterproofing being installed

Slurry coat ( second coat ) being installed
Decorative texture coat ( third coat ) application
Topcoat being applied - this is a color and sealer coat

Custom flashing detail at lower balcony to direct water away from subfloor framing and adjacent wing wall framing Flashing details are vitally important to balcony longevity.  These small details which are usually overlooked can extend life expectancy from 8 years to 40 plus years - devil is in the details !!
New concrete footings, post and beam construction at lower balconies
New railing at lower balcony

New trex decking at lower balcony fastened with stainless steel screws
Westcoat ALX waterproofing system and railing completed at upper balcony
Upper balcony completed with proper floor to wall flashing detail

New upper and lower balconies completed
Upper balcony completed

 

← Dec 2016 - Balcony Waterproof Maintenance Jun 2017 - Garage Foundation Replacement →
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