Some associations are self-managed, with the board handling vendor communication directly. Others go through a property management company, sometimes with the board weighing in only at key decision points. We adapt to whichever structure your association uses — you tell us who needs to be looped in and how, and we work that way from day one.

Every proposal includes a written scope tied to any relevant inspection findings, itemized costs, and a timeline — the kind of documentation a board can review, discuss, and vote on, or that a management company can present at a board meeting on your behalf.

Reserve funds and special assessments run on their own timelines. If a project needs to be phased around a budget cycle, reserve study update, or board vote, we build the project plan around that reality instead of pushing for a schedule that doesn't fit your association's financial planning.

If you're managing waterproofing across multiple buildings in one association — or multiple associations as a management company — coordination becomes the real challenge, not just the waterproofing itself. Here's how we handle it:

• Phased scheduling so buildings aren't all under construction simultaneously, keeping common areas and resident access manageable throughout
• Consistent documentation across every building or property, so records stay organized whether it's one association or several under your management
• A single point of contact for the whole project, rather than re-explaining scope and status to a new person at each building
• Portfolio-level scheduling for management companies handling several associations, so projects can be sequenced sensibly rather than competing for the same crew and timeline

Balcony and deck work affects residents directly — noise, access restrictions, and sometimes unit entry for inspection. We provide clear scheduling information your board or management company can pass along to residents in advance, and we coordinate access windows to minimize disruption. You stay the point of contact for your residents; we make sure you have accurate information to give them.

Waterproofing and repair costs typically fall under specific reserve study line items, and larger projects — like membrane replacement or building-wide SB 326 remediation — may require a special assessment if reserves don't cover the full scope. We provide detailed, itemized proposals that can be used to:

• Update reserve study projections
• Support a special assessment vote, if needed
• Document capital expenditure for the association's financial records

If phasing a project across budget years makes more sense than a single large expenditure, we'll lay out what that phasing could look like — prioritizing anything structural or safety-related first.

• Balcony Waterproofing
• HOA Balcony Waterproofing & SB 326 Compliance
• Balcony Repair
• Traffic Coating Systems
• Balcony Membrane Replacement
• Stucco & Balcony Wall Waterproofing