Prevent Costly Repairs Before They Start
At Miko Development, we specialize in waterproofing elevated decks, balconies, catwalks, and walkways over living spaces, garages, or parking areas — including cantilevered structures.
Whether you’re dealing with leaks, failed coatings, the wrong system for the substrate, or improper installation, we don’t believe in surface-level fixes that leave you exposed later. We fix it right the first time — with proper slope, drainage, flashing, and ICC-approved waterproofing system — and we help you stay ahead of future damage with a preventative maintenance plan designed to protect your investment for the long haul.
Waterproofing
Concrete Podium Deck Waterproofing
Podium-style buildings feature a large concrete deck at the second level, typically with wood-framed structures above and parking, garages, or living space below. These decks often support courtyards, walkways, or driveways — and are especially prone to long-term water intrusion if not properly waterproofed.
When water infiltrates the concrete deck, it can lead to spalling — the deterioration or flaking of concrete surfaces, often visible as chunks breaking away from the garage ceiling or exposed rusting rebar. Over time, this compromises structural integrity and leads to costly repairs. Our goal is to stop water before it becomes a visible problem — or a financial one.
We install and repair liquid-applied membrane systems over concrete substrates, including:
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Courtyards and walkways above parking garages
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Driveways or ramps leading to subterranean parking
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Elevated amenity decks or podium-level planters
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Integration with existing drains, scuppers, and expansion joints
We ensure every detail — from slope to drainage to termination points — is executed correctly to prevent ponding, leaks, and premature system failure.
Waterproofing Over Wood-Framed Structures
For wood-framed balconies, catwalks, stair landings, and breezeways, we install ICC-approved Pli-Dek F waterproofing system — a multi-layer cementitious system designed for durability and code compliance.
Pli-Dek is ideal for:
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Multi-family balconies and walkways
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New construction or rehab
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Replacement of failed elastomeric or deck paint systems
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Waterproofing integration during structural repair
Pli-Dek System Includes:
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Properly prepped and fastened plywood substrate
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26-gauge bonderized metal flashing at all deck perimeters and transitions
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Galvanized diamond lath
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Cementitious base coat
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Fiberglass and resin reinforcement
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Texture coat for slip resistance
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Acrylic color seal finish (Can be custom matched)
We install each system to manufacturer specifications, ensuring proper slope, wall terminations, and sealing at railing penetrations or transitions. The result is a long-lasting, code-compliant waterproof deck surface designed to prevent leaks and minimize future maintenance.
Permit Required
Since the adoption of updated California Building Codes in 2019, any repair or replacement of an exterior elevated walking surface — including balconies, decks, breezeways, or catwalks — requires a permit. The code also mandates the use of ICC-approved waterproofing systems, which are tested and evaluated by the International Code Council for safety and performance.
Despite these requirements, some contractors still install outdated or untested coating systems that lack ICC approval. These products often fail prematurely, peel, or trap moisture — leading to rot, mold, and significant structural damage.
If you don’t know what waterproofing system is currently on your deck, it’s a smart idea to replace it. Without a known, tested system in place, you can’t properly maintain or monitor its performance. One of the most common issues we see is a lack of proper perimeter flashing — a small omission that can lead to major water intrusion and structural failure over time.
2019 CBC §107.2.7 / 2022 CBC §107.2.7
Exterior elevated elements weather-exposed load-bearing components. For buildings with balconies, decks, porches, stairways, or walkways that are exposed to the weather and have concealed moisture barriers, a framing and waterproofing inspection is required before the walking surface is covered.
2019 CRC §R106.1.5
Exterior balconies and elevated walking surfaces.
Construction documents must include details for the impervious moisture barrier system. These components must be inspected and approved prior to concealment.
Common Issues We Resolve
Not Sure What's On Your Deck?
If you don’t know what system was used or when it was installed, it may be time for a replacement. We can inspect and help you understand what’s safe, what’s code-compliant, and what’s quietly causing damage.