Fire Rebuild & Reconstruction in Palms
Palms fire rebuild with water kept out of a deck over living space: a sloped membrane rated for decks, pan-flashed door sills, a scupper and an overflow.
A deck or balcony built over a room is the part of a rebuilt Palms house where a leak does the most harm, so we detail it with care. If the new plan includes one, its surface slopes away from the house over a continuous waterproof membrane, the door sill is pan-flashed and raised, and water leaves through a scupper with an overflow beside it. Each layer is drawn and priced before framing.
Slope, membrane and the door
The deck joists are set or tapered so the finished surface falls away from the wall, and sheathing goes down with tight joints. A membrane listed for use as a deck surface, either sheet or fluid applied, runs up the wall behind the siding and turns down over the outer edge. At the door, a sill pan with end dams catches anything that gets past the threshold. We flood the deck before the finish goes on and check the ceiling below for any sign of water.
Edges, rails and inspection
Railing posts that pierce the membrane are a frequent leak point, so we mount rails on the face of the framing or the top of a curb, with each fastener sealed. A drip edge at the outer rim keeps water off the fascia, and the scupper drains into a downspout led to the site drainage. LADBS reviews the deck framing and the waterproofing detail on the plans, and the membrane is inspected before it is covered. Each part is listed in the scope.
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Before anything else, the parcel's debris removal needs its sign-off. On site we look over the slab, what is left of each utility connection and the property corners, and LADBS supplies the permit file for the address. You then receive a written scope with each stage priced, including any deck or balcony waterproofing.
We price it to sit beside the adjuster's figures, stage by stage and line by line. A deck over living space is broken into framing, membrane, railing and drainage, so a like-kind deck and any larger or upgraded version can be compared separately.
LADBS issues the Palms permit under the code edition current on that date, so sprinklers, energy compliance, seismic framing and alarms apply. If the parcel lies in a mapped fire hazard area, decks, roofing, vents and windows also have to resist embers, and we check the address before design.
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Tell us about the property and what you have in mind. We reply with a written next step.