Pool Mastic and Caulking Replacement for Apartments
The amenity pool is one of the few things a prospective resident actually walks out to look at. A cracked, crumbling deck joint around it does more damage to a tour than almost anything else that cheap to fix.
Who It Is For
The properties we do this on.
Garden style communities
Usually one or two pools, a straightforward perimeter, and a one day job per pool.
Mid rise and podium decks
Pool decks over structure. The joint matters more here because what is under the deck is not soil, it is occupied space.
Lease up properties
New communities where the amenity has to show well from day one and the original joint was often value engineered.
Portfolio management
Multiple properties under one owner or manager. We price per property and schedule them as a block.
Why It Matters Here
What a failed joint actually costs you.
Renewals and tour conversion
Amenity condition shows up in renewal decisions and in tour to lease conversion. The pool deck is the amenity residents photograph, and a failed joint is in every one of those photos.
Resident injury exposure
A lip or a channel in a pool deck joint is a trip hazard in a wet, barefoot, high traffic area. On a multifamily property that is a claim waiting for a name.
Podium deck water intrusion
Where the pool deck sits over parking or units, water through a failed joint is not a base material problem, it is a leak into occupied space. These are the jobs worth doing early.
Turn and make ready budgets
A joint replacement is a small, predictable capital line. Deck repair after years of intrusion is not, and it tends to arrive in the middle of leasing season.
Scope
What a project includes.
- Per property pricing in linear feet, fixed in writing, with portfolio pricing on multiple sites
- COI and W9 supplied on request before the crew mobilises
- Work scheduled around resident hours, typically weekday mornings, amenity closed 48 hours
- Signage and barricade of the pool deck for the cure window
- Complete removal and replacement, grey or tan sanded finish
- 2 year written warranty, issued to the ownership entity or management company
On Amenity Decks
What this looks like on an amenity deck.
Residents photograph the pool before they sign. A split joint with weeds in it is the detail that ends up in the review, and it is a liability besides.
Questions
Apartment Communities, answered.
How long is the pool closed?
One day for the work and 48 hours for the cure, so typically closed Monday morning and open Thursday morning. We supply signage for the closure and can coordinate the notice with your resident communications.
Can you work around our resident hours?
Yes. Most apartment jobs start at 8am on a weekday, which is the lowest traffic window for an amenity pool. If your community needs a different window, tell us at quote stage and we will schedule to it.
Do you carry the insurance our owner requires?
We hold CSLB license #924754, and we issue certificates of insurance naming the ownership entity and management company as required. Send us the insurance requirements with the RFP and we will confirm compliance before bidding.
Can you price a portfolio?
Yes. Send the property list and we will quote each site in linear feet and give you a schedule that sequences them. Portfolio work is priced the same per foot, the saving is in mobilisation and scheduling.
Our deck is over parking. Does that change anything?
It changes the urgency, not the method. A podium deck joint is the waterproofing line between your amenity and the structure below it, so we treat the prep and the backer rod depth with more care and we document the install.
Also
Other property types we work on.
Homes
Protect the deck and shell you already paid for, and get the trip hazard out from under bare feet.
See how it worksHOAs & Communities
Board friendly fixed bids, certificates of insurance, and phased scheduling across every pool you manage.
See how it worksSchools
Background checked crews, work during breaks, and procurement friendly documentation for campus aquatics.
See how it worksWhere
Across four Southern California markets.
One crew, one specialty, and a service map we check before you finish typing your address.
Los Angeles
Beach cities to the Valley, older pools with original coping.
29 cities and communitiesOrange County
The densest pool belt in Southern California, and the market we have worked longest.
37 cities and communitiesInland Empire
Hard water and wide temperature swings, the joint ages fastest here.
10 cities and communitiesSan Diego
Coastal salt air north and south, inland heat east.
28 cities and communitiesGet per property pricing.
Fixed price in writing, one day on site, two year warranty. Nothing charged until the job is complete.