Our Expertise & Guarantee That An Independent Structural Engineer Performs the Inspection Stands Out Over Other Firms
We’re happy to announce that we were selected to coordinate balcony inspections at a mid rise HOA in Signal Hill by the Board of Directors. Our detailed proposal and years of experience gave the Board of Directors the confidence that we were the best choice out of the five firms bidding.
Cantilevered Balcony at A Signal Hill Condo Association
We are so happy to hear strong praise like this as it reinforces our belief that we are one of the best qualified firms in the balcony inspection industry. Our guarantee of no conflicts of interest, our guarantee that an independent structural engineer personally performs the inspection and that our 20+ years of prior experience in waterproofing as deck contractors is a deciding factor, along with competitive rates for Boards faced with enormous pressure to get in compliance with SB326’s requirements to inspect.
Let us show you why we are one of the best firms coordinating SB 326 inspections in the industry and let us earn your business with our professionalism and expertise. Get in touch today by calling 805-801-2380 and talk to Bill Leys with no obligation whatsoever.
Even before William Leys Waterproofing Consultants LLC was formed, President Bill Leys has been assisting clients throughout California recover financial damages from contractors who caused construction defects that led to water intrusion and property damage. As an expert waterproofing consultant serving San Luis Obispo, Santa Barbara, Ventura, Kern and Los Angeles counties, we’ve helped clients recoup hundreds of thousands of dollars in the past few years.
Our expertise in building technology and waterproofing methods, investigative skills and ability to document and report on the problems, the causes and suggested repairs needed have allowed our clients to convince the Contractors State License Board, the contractors at fault and their Bond companies to act. We’ve seen great success with the CSLB investigating complaints, contractors agreeing to repair defective work and have bond and insurance carriers pay on claims made by our clients.
Some recent success stories include helping a client in San Bernardino recover 5k+ in damages caused by faulty deck waterproofing work by a contractor from Palm Springs. Our investigation found that the contractors “expert witness” actually had business ventures with his client, leading to the Judge concluding the contractors witness had implicit bias in favor of his client. In other words, his testimony was rejected by the Court. Our client got a court order that the contractor had to remove a lien on their home and could not collect $5,000 they claimed our client owed.
No blocking between the old and new plywood is a defect that will cause any waterproofing to eventually fail.
Another success story found us assisting a client in Avila Beach whose recent kitchen addition was apparently leaking. Our investigation found windows were leaking from faulty installation, deck flashing that leaked from faulty installation and as a result of our testing and report, the client was able to successfully initiate a claim against the contractors general liability insurance and recover funds to repair their damages. The client made a confidential settlement with the insurance company for well over 6 figures.
Here’s why William Leys Waterproofing Consultants, LLC stands out as your best choice for coordinating lbalcony (SB-326) inspections:
What Makes Us the Ideal Choice
1. Strong Experience & Genuine Expertise
A deep background in waterproofing. Bill Leys brings more than two decades of hands-on experience, beginning in 2003 as a waterproofing contractor and working for a leading engineering/architect firm- Allana Buick & Bers in Palo Alto.
2. Trusted Bill has been a licensed deck waterproofing contractor since 2007, actively installing waterproof deck coatings across California for HOAs, apartment complexes, and residential projects. Hundreds of clients over the years have trusted Bill to waterproof their decks.
3. Extensive deck inspection history Since 2007, Bill has conducted deck inspections for HOAs, apartments, and real estate transactions—bringing 17+ years of field knowledge to each inspection.
4. Ethical Integrity & No Conflicts of Interest
5. Strict ethical standards We guarantee in writing that there are no conflicts of interest—we do not bid on repair work, nor are we tied to any alternative revenue streams.
6. Transparent and fair bidding Instead of pushing repair contracts, William Leys encourages clients to obtain three competitive bids, maintaining the free market and transparency.
7. Compliance with SB-326 Requirements
8. Engineer-led inspections We require that an independent licensed structural engineer be physically present during inspections—this ensures full compliance with SB-326, which mandates a qualified professional conduct the inspections.
Supplemental waterproofing reports While the structural engineer handles the official inspection and report, we provide a supplementary waterproofing report that is appended to the engineer’s sealed report—creating a comprehensive and technically rigorous report.
9. Comprehensive, Client-Focused Service
100% sampling on EEEs (Exterior Elevated Elements) Unlike some providers meeting only minimum statistical thresholds, we inspect 100% of all categories (decks, stairs, walkways), delivering a thorough, confidence-building evaluation.
Specialized for HOA needs Bill’s previous experience as a CMCA-certified HOA manager gives him insight into reserve studies, ongoing maintenance concerns, and association priorities.
Relevant geographic coverage Serving a wide area—from Paso Robles to Bakersfield, Orange County, and Palm Springs—we’re locally accessible and familiar with regional building conditions.
Insurance and protection We carry robust General Liability, Workers’ Compensation, and Errors & Omissions insurance—valuable safeguards for HOAs and associations.
10. Proven Reputation & Client Trust
Positive client feedback One HOA manager shared:
“I’ve received high praise from the Board that they really respect your findings and knowledge of the inspection process.”
Trusted repeat selection We’ve been chosen by multiple HOAs—such as in Santa Barbara and Palm Springs—because of our reliability, ethical stand, and expertise to coordinate SB 326 inspections.
In Summary
Experience & Expertise 20+ years in waterproofing, licensed, deeply technical Ethical Integrity No repair bidding; transparent client-focused approach SB-326 Compliance Engineer on site; dual-report method for structural and waterproofing insights Thorough Service 100% EEE inspection; HOA management savvy; wide service area Client Trust & Reputation Praised by HOAs; chosen repeatedly for key projects
In short, William Leys Waterproofing Consultants excel through their blend of deep technical knowledge, unwavering ethics, regulatory compliance, and client-centric service. They provide both peace of mind and exceptional quality—making them a standout choice for balcony inspections under SB-326.
Reach out today for a free quote on your inspection.
Great question — SB326 inspections (balcony/deck inspections for multifamily housing in California) are a big deal, and unfortunately, not every company advertising them is legitimate. The biggest red flag consumers should watch for is:
🚩 If the company performing inspections also performs repairs.
Here’s why:
Conflict of interest – The law (SB326/SB721) was designed so that inspections are objective and not influenced by profit motives from repair work. If the same company inspects and repairs, they may be financially motivated to exaggerate problems or recommend unnecessary work.
At William Leys Waterproofing Consultants LLC we guarantee in writing that we do not have any conflicts of interest.
🚩 Compliance issues – The statute is clear: inspections must be done by a licensed architect, structural engineer, or a qualified building inspector who is not associated with a repair contractor. If someone is offering both, they may not be following the law.
Other red flags to watch for:
🚩No license disclosure (can’t prove they’re an architect, engineer, or building inspector). Who will be inspecting? An engineer or architect, or just some rando’s who may not be qualified in any way shape or form.
At William Leys Waterproofing Consultants LLC we guarantee that a structural engineer that we partner with will perform the physical inspection. Some companies flirt with danger by hiring subcontractors who do the inspection, and then those companies have an engineer robo sign your report.
🚩 Low-ball pricing far below market rates — often a sign they’re using inspections as a “loss leader” to sell repair work.
This is exactly right, and that’s what they are doing. We’ve done second inspections for clients and they were very happy to learn that the repairs the other company said had to be done in an emergency basis was exaggerated.
🚩Vague or incomplete reports — a proper SB326 inspection requires documented findings, photographs, and repair recommendations (if needed).
🚩 High pressure sales tactics — pushing you to sign a repair contract right after the inspection.
👉 Bottom line: Choose an independent, inspection-only professional who has no stake in whether repairs are needed. That independence is what protects you and your HOA from unnecessary costs.
At William Leys Waterproofing Consultants, as our client, we only work in your best interests.
Reach out today to get a quote and see the difference in our professionalism, due diligence and expertise. This is why we’re known as the deck experts.
While on a property in Orange county I made this short video on why we walk properties before e give an HOA a bid on coordinating their SB 326 inspection.
Watch our short video as I explain why I want to walk your HOA before bidding your SB 326 inspection.
Many companies are offering deals that have hidden motives behind them. Before buying, you need to know what it’s really going to end up costing your HOA.
William Leys Waterproofing Consultants LLC was recently contacted by a member of an HOA in Ventura County where that member had learned that his association’s Board of Directors were considering passing a special assessment in the range of 2 million dollars for repairs to balconies and stairs.
Information we got from the owner was that a large nationwide HOA reconstruction firm told the HOA that they had 13 emergency repairs and 300+ non emergency repairs to do and the budget was apx 2 million dollars for this work.
It is always nice to get unsolicited compliments from our clients and the one that we received yesterday from Joseph in Los Angeles is very appreciated.
We try very hard to bring the best in service and stay on top of current trends in the industry to make sure our clients get the very best advice that we can give.
If your HOA needs help in coordinating SB 326 balcony inspections with licensed independent structural engineers, roof consulting or building envelope water intrusion issues, let me help you. Reach out today for a free discussion on what William Leys Waterproofing Consultants LLC can bring to the table in value for your community.
From an HOA client in Los Angeles, we sincerely appreciate the compliments!
If you have been following our blog for any time now you know that we have been railing against the practice that is roiling the inspection industry where unethical inspection companies are using Engineers or Architects to robo sign reports that they have written after they have done the inspection. Sb326 clearly requires a licensed architect or engineer to perform the inspection however some companies are trying to deliberately circumvent that requirement and are using contracted labor to do the inspection instead of an architect or engineer.
We made up this form that you should ask your inspection company to fill out and certify/attest that their inspections follow the letter of the law and that a architect or engineer shall be performing the inspection.
Fiduciary duty is defined by Merriam-Webster dictionary as a “duty obligating a fiduciary as an agent or trustee to act with loyalty and honesty in a manner consistent with the best interest of the beneficiary of the fiduciary relationship as a principal or trust beneficiary.”
CAI’ magazine “Common Ground” has a very good article in their March April issue on fiduciary duty. Quoting from the article Bob Diamond, senior council at Reed Smith in McLean Virginia says”the essence of fiduciary duty is to act in the best interests of those who you serve. A director must put aside personal considerations when making decisions on behalf of the owners.”
Rotting wood on a deck.
When it comes to SB326 and fiduciary duty the duty of the board is to carry out the inspections as required by law regardless of cost or a lack of money in the associations accounts to pay for it. A lack of knowledge or understanding about SB326 will not be a legal defense or at least won’t be a strong defense to not carry out an inspection of the common area Exterior Elevated Elements in my non legal opinion.
This past week I got my quarterly issue of Channels Of Communication from the Channel Islands Cheaper of CAI. I was very excited to see that Adrian Chang of Swedelson Gottlieb had written an article on SB 326.
The article references who can inspect association balconies and other EEEs under SB326. Attorney Chiang lays it out with this answer to his own question,
“Who inspects the EEEs and what to expect?“
“A licensed architect or civil or structural engineer* must perform the work.
My email to CAI-CLAC asking them to modify SB 326 to ban inspectors from bidding on repairs.
If you’ve experienced high pressure tactics, feel taken advantage of, that unnecessary work was done it you are being told needs to be done, let CLAC know by emailing them at lsrc@caiclac.com
Please see below
Good afternoon,
Here’s some documents from EMPIREWORKS, a vendor member of CAI who isliterally using SB 326 to steal from HOAs. They are considered among the the worst of the worst by my fellow inspectors and I who do not bid on repairs.
We’re being asked for second opinions by HOAs who are being told all their decks need to be replaced ( they don’t) at hugely inflated costs. These companies use pressure tactics, to threatening to report the HOA and that there’s huge penalties if they don’t comply.
Please call some of the inspection companies listed at Davis Stirling. These companies will tell you the same thing I’m telling you.
Please read some of the contracts; are they a company that you as counsel to an HOA client would advise the contract is ok to sign? Seeing these egregious clauses , which I’ve been told are unethical at best and illegal and unenforceable at worst, would you even advise a client to continue negotiating with or would you advise them to run?
This is what’s out here and what we’re dealing with on a near daily basis.
I’m sick to death of the people who will literally walk through the blood on that sidewalk in Berkeley to steal a dollar. The anniversary of Berkeley is coming up in June, and those victims must be remembered and their deaths not be in vain. That is why I am so vocal. Appreciate you listening.
Thank you,
Bill Leys President William Leys Waterproofing Consultants LLC Follow me on Twitter BlueSky Threads Insta and Tik Tok, search @deckinspector
We are pleased to announce that we have been selected by a large HOA in Santa Ana to coordinate their balcony inspections under SB326 requirements.
With over 100 EEEs to inspect the visual instruction will take apx 3 days of time to do, with 50+ 2nd & 3rd floor decks, numerous walkways and stair cases, the association knew it needed to select an independent unbiased inspector with the qualifications they required- no contractors allowed to bid, years of experience and a guaranteed structural engineer who actually is on site doing the structural inspections.
Numerous 2nd & 3rd floor decks will be accessed by ladder, minimizing disruption to the residents. Numerous stairs with wood stringers are required to be inspected under SB326.
We are transparent and open to being questioned about our means and methods, our experience performing waterproofing observations and our ethics. We don’t bid on repairs that an HOA may need, we assist HOAs in getting specifications written and three bids from independent contractors who don’t do balcony inspections.
Contact us today for your free EEE evaluation and proposal for balcony inspections. Call 805-801-2380 ask for Bill.
As a waterproofing expert coordinating #SB326 inspections on condos in California, I often hear the complaints about costs of these inspections. Stage 1 visual inspections are costly, and if the Structural Engineer determines that further Stage 2 destructive testing is necessary, it can get very expensive very quickly.
However, Stage 2 inspections are very important. When I’m doing my observations of the waterproofing elements, I often find signs of water intrusion into the framing. My engineer and I confer and I explain what I’m seeing, what I think is the cause and they generally agree that a Stage 2 inspection ( destructive testing inspection) is necessary.
Recently we coordinated Stage 1 inspections of a condo building near Cal Poly in San Luis Obispo. We determined that there was evidence of water intrusion into the framing post the waterproofing systems and the independent structural engineer called for a Stage 2 inspection. Coordinating with a team from Whitestone Construction, Whitestone removed stucco and masonite siding on 5 decks that are on the 3rd floor of the building. These decks are covered with 1″+ of concrete on them, and after the crew from Whitestone removed stucco and masonite siding, we discovered significant structural damage that was so alarming we forwarded the photos to the engineer who immediately ordered the decks off limits to use.
The concrete decking and stucco siding hid serious damage that presented immediate life safety concerns to us. This meant the decks were unsafe to be occupied until repairs are made.
While looking at the damage, the Berkeley balcony tragedy came to mind. Here, as in Berkeley, students used the decks to hang out on, perhaps leaning on the railings to talk to friends below. A person in these balconies could have fallen from a railing giving way because the framing it was secured to was so rotted out wouldn’t hold.
The horrors of Berkeley can never happen again. Thirteen students in Berkeley fell 40′ to a concrete sidewalk. Seven died and six are left with serious life long debilitating injuries and the mental pain of that terrible evening.
Berkeley is why we coordinate balcony inspections, and Berkeley is why I have become a warrior in the battle against bad contractors doing bad work that gets people killed. SB 326 needs some fine tuning, but overall it is saving lives. My peers in the industry and I stand up for keeping buildings and decks safe.
Independent inspectors, free from conflicts of interest, are your Associations best defense against another Berkeley tragedy from happening again. Yes inspections aren’t cheap, but a lifetime of being haunted by nightmares of people dying in a fall from a balcony and the costs of a lawsuit for negligence will quickly outrun the costs of doing inspections.
Reach out today to get started on having WLWC coordinate your balcony inspections and get your association compliant now. Don’t delay thinking the deadline will be extended ( it might be) and even if it is, dry-rot is working on weakening your decks, putting people’s lives at risk.
Don’t delay your balcony inspection! The life you save could be your own.
William Leys Waterproofing Consultants LLC recently coordinated an SB326 inspection in Simi Valley at an older condo complex. The association has numerous styles of decks and stairs and landings serving the upper units.
As experts in waterproofing and investigating decks we had our suspicions about the integrity of the decks and stair landings waterproofing system. Using our trusty moisture meter, our instincts proved to be correct in our inspection.
Unfortunately (or fortunately) we discovered many stair landings have hidden dry-rot issues that we uncovered. We also found numerous decks with dry-rot around the deck drains where water had intruded into the plywood substrate and framing. While these problems won’t be inexpensive to fix, the association is fortunate we discovered them early, before a landing rotted out and collapsed or someone’s foot went through a dry rotted deck.
Hidden dry-rot at stair landing. More hidden dry-rot High moisture reading in a stucco covered support column Deteriorated steel stairs. Dangerous railing is loose and unable to prevent someone from falling off if they leaned on it.
Experience matters when it comes to coordinating & performing deck inspections. We’ve been doing inspections of decks and stairs since 2005, and have investigated and fixed thousands of decks as a waterproofing contractor since 2003. As balcony inspectors, we partner with an award winning structural engineer to provide the highest quality inspections that we can.
Contact us today to get started on your deck inspection project. The deadline isn’t that far away. Call Bill Leys direct at 805-801-2380 or use the contact us box on the left side of the page today!
We’re excited to announce that we will be sponsoring a vendor booth on Friday November 11th at CAI Coachella Valley’s Annual Legislative update, their biggest trade show of the year!
Be sure to stop by our booth and learn about our SB 326 inspection and building envelope services.
We’ll tell you about it No Conflicts of Interest guarantee and why it’s so important that your inspector should not be bidding on any repairs.
