Balcony Railing Repair in Mountain View

On this stock the guarded elevated surfaces run together: a balcony off a unit, the walkway that reaches it, the landing at the top of the stair. They were framed at the same time, in the same material, by the same crew, and they are fastened to the building the same way — which means when one of them has a corroding anchor, the others are the same age and the same story.

That is the useful thing to know before anyone looks at a single railing. On a multi-unit building the question is almost never about one balcony.

A balcony railing takes weather from outside. A walkway railing takes weather from outside and whatever runs off the walking surface everybody uses to get to their front door — so its post bases and its fixings sit in the drainage path rather than beside it.

The result is that on the same building, the same detail, the same year, walkway railings tend to be further gone than the balcony railings beside them. If a survey starts at the balconies because they are the obvious thing, it is starting at the better end.

Away from the apartment stock, the older single-family belt near downtown has very few true balconies — what looks like one is usually a porch roof or a low landing. Where a genuine raised guard exists, it is generally an addition, and it is anchored into a wall that was not built expecting it. Same three failure points as anywhere else, on a smaller scale: the fixing, the member behind it, and the wall return.

• Balusters when the posts and the rail below them are sound.
• A section when the bottom rail has gone along its length.
• A refit — sound timber, failed fixings — which on this stock is the most common honest answer and the one that gets misquoted as the next line down.
• Replacement when the posts, or the member they anchor into, have gone over enough length that there is nothing left to fasten to.

On a building with several identical elements, the mix matters more than any single answer: an assessment that comes back "four refits and one replacement" is a very different piece of work from "five replacements", and the difference is decided by looking at the fixings rather than at the railings.

Most of this stock is an apartment or condominium building, which makes it a California Building Code job rather than a Residential Code one — Section 1015 rather than R321. The three figures are the same in both, so the tape reads the same whichever side of the line a property sits on:

• A guard is required above a 30-inch drop, counted anywhere within 36 inches of the open edge (1015.2, or R321.1.1 on a house).
• Height: 42 inches (1015.3 / R321.1.2).
• Openings: no 4-inch sphere through (1015.4 / R321.1.3).

Then the things no figure covers and that decide the job anyway: every fixing and what it lands in, and the wall and soffit below each one, which is where corrosion shows first. Measurements taken on site — not a code ruling.

Photograph the post bases, the run from the side, the wall returns, and underneath — the soffit and the wall below every anchor. On a multi-unit building, one set per elevation shows more than a close survey of one balcony. Prefer to talk? The number in the header is forwarded to the contractor assigned to Mountain View.