Balcony Restoration and Membrane Replacement in Vancouver
Engineer-informed balcony repair for strata buildings across Metro Vancouver. We look under the membrane before we price, so your council approves a number that holds.
Engineer-led scopingLicensed & insuredWorkSafeBC in good standingStrata & commercial specialists
The warning signs
Is your building showing these symptoms?
Balcony membranes in Metro Vancouver commonly reach end of life at 15 to 25 years. A failed membrane is rarely just a surface problem: water that gets past it attacks the structure below, and the repair cost grows every season it waits.
Lifting or bubbling vinyl
Seams separating and edges curling are the membrane telling you it is done.
Soft spots underfoot
Sponginess usually means the sheathing below is already wet.
Staining below the slab
Marks on the soffit or the unit below mean water is finding a path through.
Rust at railing posts
Corrosion bleeding from post bases points to water trapped at the connection.
Before we quote
We look under the membrane, not just at it
- Representative test openings
The condition of sheathing and framing decides the real scope, so we verify it instead of guessing at it. - Structure and connections
Posts, ledger connections and slope details are checked, because they caused the failure more often than the membrane did. - Guardrail code review
Work that disturbs the rails usually triggers current code height and attachment requirements. We flag this at proposal stage, never mid-project.
Councils get a scope based on what is actually there, which is why our change order rate is low.
Scope of work
What a balcony restoration includes
- Removal of existing membrane and substrate inspection
- Replacement of deteriorated sheathing, framing and post bases
- New waterproof membrane with proper slope and drip flashings
- Wall transition and perimeter detailing
- Guardrail refurbishment or full aluminum conversion
- Soffit, fascia and adjacent wall repairs where damage has spread
Systems and materials: Vinyl decking, liquid-applied polyurethane or PMMA, SBS or selected to match the engineer of record’s specification where one exists, with samples submitted to council before ordering.
What to expect
Sequenced so the building keeps living around the work
On multi-balcony programs we sequence work in stacks so no unit loses balcony access longer than necessary, with notice to each unit before its stack starts. Access is normally from swing stage, scaffold or boom lift depending on the building.
1-2 wks
Typical time a single balcony is out of service. This will varies based on the scope, extent, and project conditions
By stack
Work sequenced vertically so notice and access are predictable
48 hrs
Advance notice before work affects a specific unit
1 contact
A named site supervisor owners and managers can reach
For strata councils
A proposal your council can defend to owners
Balcony programs are one of the most common special levy items in a depreciation report. Our proposals give your council a defensible number to take to owners instead of a single lump sum with unknowns inside it.
Per-balcony pricing
Itemised, so owners see what the number is made of.
Contingency unit rates
The conditional structural scope is separated and priced per unit, not buried in contingency.
Phasing options
Worst-first phasing across budget years, with the mobilisation premium quantified.
Report alignment
Scopes mapped to your depreciation report’s components, ready for the levy conversation.
Recent work
Balcony projects in Metro Vancouver
Common questions
Balcony restoration FAQs
Can you resurface over the existing membrane?
Occasionally, if the substrate is verified sound. Usually a membrane at end of life is hiding substrate damage, and overlaying it buries the problem. We will tell you which case your building is, and why.
Do all balconies need to be done at once?
No. Phasing by elevation or stack is routine. Doing the worst first while budgeting the rest is a common council strategy, and the investigation tells you which ones those are.
Will the new membrane match our building’s appearance?
Membrane systems come in a range of finishes and colours; guardrail replacements can be selected to meet your bylaws and design guidelines. We submit samples before ordering.
Do the railings have to come up to current code?
If guardrails are removed or significantly altered during the work, current Building Code requirements generally apply to the reinstalled or new rails. We flag this at proposal stage so it is never a surprise cost.
Get an engineer-informed assessment of your building
Tell us what your building is doing: the stain, the leak, the report recommendation. We will tell you what we would investigate first and what a realistic scope looks like. No obligation, and your council gets something in writing either way.