Strata Balcony Repair & Membrane Replacement — Greater Vancouver
Balcony membranes, structural plywood, railings, drains and flashing — repaired as a properly sequenced, fixed-price program across your building, with owners in place throughout. Licensed BC general contractor, bonded, $5M liability, 5.0★ (34 reviews).
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Eurohouse Construction repairs strata balconies across Greater Vancouver on fixed-price, bonded contracts — vinyl and torch-on membrane replacement, structural plywood and joist repair, guardrail reinstatement, drain and slope correction, and the flashing details where most balconies actually fail. Balcony work is the single most common building-envelope line item in BC depreciation reports for 1990s wood-frame stratas, and it is the core of our strata practice. Programs are sequenced run-by-run so residents keep living normally while the building gets fixed.
What a balcony repair actually includes
A failing balcony is rarely just a worn membrane. Water that has been getting past the surface travels: into the sloped plywood beneath, along joists, and into the deck-to-wall interface where the balcony meets the building. A proper repair strips the walking surface, inspects and repairs the structure underneath, rebuilds slope to the drains, installs the new membrane with metal flashings at edges and door thresholds, and reinstates guardrails to current code. The membrane is the visible 20%; the detailing and structure are why the repair lasts.
How we price a building-wide program
Quoting 20 balconies without opening one is guesswork — and guesswork becomes change orders after your owners have already voted the money. Our sequence: inspect and test a representative balcony or two (see our membrane inspection service), establish the real condition of substrate and interfaces, then contract the program at a fixed price with defined unit rates for concealed-condition repairs. Councils take a real number to the AGM, with bonding, insurance, warranty, and schedule attached.
Living in the building while we work
Balcony programs are sequenced by stack or by run: residents get written notice before their phase, balcony doors are sealed and protected from inside the suite only where needed, exterior access is by scaffold or lift wherever possible, and each balcony is closed, rebuilt, and handed back before the next run starts. Noise-heavy work is scheduled within strata-friendly hours. Your property manager gets one point of contact and a standing progress report for council.
Balcony drains froze; the walls paid for it
Frozen balcony drains sent meltwater into the wall assemblies of a multi-level North Vancouver property — rotted studs and sheathing behind finishes that looked fine. We rebuilt the structure, replaced the deck membranes, corrected the drainage, and added an electrically heated snow-melt system so the deck now keeps itself clear. See the before & after → On the North Shore? See our North Vancouver balcony restoration page →
An aging torch-on membrane and drain penetration — the kind of detail where balcony failures start.
Strata Balcony Repair — FAQ
How much does strata balcony repair cost in Vancouver?
For membrane replacement on a typical wood-frame strata balcony, budget in the range of $5,000–$15,000 per balcony depending on size, membrane system, railing reinstatement, and how much structural repair is uncovered; balconies with rotted plywood or joists, drain rework, or tile finishes run higher. The honest answer for a whole building comes from testing a representative balcony first — Eurohouse prices building-wide programs from an inspection and test protocol, then contracts fixed-price with defined unit rates for concealed conditions, so the number a council takes to owners is the number we build to.
What does balcony membrane replacement involve?
The existing walking surface and membrane come off, the substrate is inspected — this is where rot in plywood, joists, or the deck-to-wall interface is found and repaired — then new sloped substrate, membrane (vinyl or torch-on/SBS, matched to the engineer's spec where one applies), metal flashings at edges and the door threshold, drains, and reinstated or new guardrails. Done properly it is a small construction project per balcony, not a resurfacing job — which is why warranty and detailing matter more than the membrane brand.
How long does balcony repair take per balcony, and can owners stay?
A straightforward membrane replacement typically takes 3–5 working days per balcony; structural repair adds time where rot is found. Owners stay in their units — balconies are closed off one run at a time, with scaffold or lift access from outside where possible, notice to residents before each phase, and protection of suites at balcony doors. We sequence the building so no owner loses outdoor access for longer than their own balcony's work window.
Vinyl or torch-on membrane — which is right for our building?
Vinyl (PVC walking-surface membranes) suits most wood-frame strata balconies: it is the finished surface, inspectable, and repairable. Torch-on (SBS) systems suit decks getting a separate finish like tile or pavers, and complex details. The right answer depends on deck construction, drainage, exposure, and what finish owners expect — where your strata has a building-envelope engineer, we build to their specification; where it doesn't, we recommend a system in writing with the reasoning, not just a price.
Do you warranty strata balcony work?
Yes — workmanship warranty in writing on every balcony program, alongside the membrane manufacturer's material warranty, and we remain accountable as the licensed general contractor of record. Warranty documentation is part of the closing package your council receives, with maintenance guidance the strata can attach to its records for the next depreciation report cycle.
Balconies flagged in your report — or already leaking?
Email info@eurohouse.ca with your building’s age, construction type, and number of balconies — or just the relevant pages of your depreciation report. We’ll tell you what the repair actually involves and what a realistic program looks like.
Email info@eurohouse.ca → For Strata Councils & Managers →