LA Construction Consultants LA Construction ConsultantsStructural Repair · Compliance Repairs 424-946-8057
Dry rot · Structural wood repair

Dry rot is what changes the number. Scope it before it grows.

Whether damage is surface waterproofing or structural dry rot in the framing is usually the biggest driver of a repair. We repair rotted joists, ledgers, posts and subfloor, we state the change-order triggers before the contract, and we price what we find before we open it up. Answer six questions below and a licensed general building contractor scopes the repair.

Scope my dry rot repair Call 424-946-8057
Licensed California General Building Contractor (Class B) Led by Gordon Myers, in LA real estate and construction since 1988 We work from the report you already hold
Why rot cannot wait

Wood damage keeps moving while the paperwork sits still

Dry rot is a moisture problem wearing a wood problem's clothes. As long as water keeps reaching the framing, the damage keeps spreading past where the last probe found it. The honest fix treats both: repair the structure, and correct the water path that caused it, so you are not paying for the same balcony twice.

Framing first
rotted joists, ledgers and posts carry the load; they get repaired before anything cosmetic goes back on
Water second
flashing, coatings and drainage corrected so the moisture that caused the rot does not return
In writing
change-order triggers stated before the contract, so the number cannot move without a reason you agreed to
The scoping engine

Six answers. An honest picture of what drives your repair.

No web page can price a structural repair, and we will not pretend otherwise. What we can do instantly: show you which of your answers actually move the scope, then have a licensed general building contractor build the real number from your building.

Scope my dry rot repair
Answer from your inspection report where you have one. Not sure is a fine answer.
Where we send your scope
By submitting you agree we may contact you about your property. We never share your information.

What drives your price

Answer the questions and this panel fills in with the drivers that apply to your building, in plain English.

    Something looks unsafe?

    A sagging deck, a soft spot underfoot, or a railing that moves is not a form problem. Keep people off it and call 424-946-8057 now.

    What we repair

    Structural wood repair, from the probe to the paint

    Joists, ledgers & posts

    The load-bearing members behind the stucco: cut back to sound wood, sistered or replaced, and documented for closeout.

    Subfloor & sheathing

    Soft spots and delaminated decking replaced, then the walking surface rebuilt over sound structure.

    The water path

    Flashing, waterproofing and drainage corrected in the same scope, so the moisture that fed the rot does not come back for the new wood.

    How it works

    From soft spot to signed-off structure

    The same disciplined path our apartment-owner and property-manager clients rely on.

    1

    Damage reviewed

    We review your report or walk the building and identify what needs immediate attention.

    2

    Scope & budget

    Line-item scope with the change-order triggers stated before the contract, not after demolition.

    3

    Plans & permits

    We coordinate with licensed architects, engineers, and permitting authorities where required.

    4

    Repairs & closeout

    We complete the work and provide the records that document what was found and what was fixed.

    Why owners hire us

    The contractor who prices the opening-up before opening up

    The fear on every rot job is the 4pm phone call that doubles the invoice. So we publish the trigger conditions for a change order before you sign, we photograph what we find when we open the structure, and the scope you approve is the scope that gets built.

    What you get

    • Works from your existing inspection report, if you have one
    • Line-item structural scope and budget
    • Change-order triggers stated before the contract
    • Occupied-building repair with minimal tenant disruption
    • Photo documentation and closeout records

    Led by Gordon Myers

    • Licensed General Building Contractor, Class B: DTAG Inc. dba LA Construction Consultants, CSLB Lic #1061967
    • In Los Angeles real estate and construction since 1988, personally
    • A client-first approach built on expertise, integrity, and personal dedication
    • For apartment owners, property managers, and asset managers
    Gordon Myers, founder of LA Construction Consultants
    Gordon Myers, FounderReal estate and construction in Los Angeles since 1988, guiding owners from the first finding to the final approval. One call handles every concern along the way.
    Where we work

    Serving Los Angeles & Southern California

    Based in Sherman Oaks, working across the LA metro and surrounding cities.

    Los AngelesSherman OaksSanta MonicaBeverly HillsLong BeachGlendalePasadenaBurbankVan NuysWest HollywoodCulver CityTorrance
    Questions owners ask

    Dry rot repair, in plain English

    How do I know if it is dry rot or just surface damage?
    You often cannot tell from the surface, and that is the honest answer. Peeling coating can sit over sound framing, and clean-looking stucco can hide rotted joists. A probe of the suspect areas tells us which, and whether the damage is surface waterproofing or structural rot in the framing is usually the biggest driver of the repair number.
    Can you work from my existing inspection report?
    Yes. If an inspection already flagged the damage, we scope directly from the report's findings, so there is no need to re-inspect before we start. If you found the damage yourself, we walk the building first.
    Will the number change once you open it up?
    Sometimes, and we would rather tell you that now than at 4pm on demolition day. Rot often runs past where the probe found it. What we do about it: the contract states the specific trigger conditions for a change order before you sign, we photograph what we find, and nothing gets added to the scope without your written approval.
    What does it cost?
    It depends on what is under the surface, and nobody can price that from a web page. What moves the number: how many areas carry rot, whether it reached the load-bearing framing, how much access and shoring an occupied building needs, and what the permit and any required engineering add. Send us your answers and we will scope it against those, at no obligation, so the first number you see is one built from your building.
    Is this connected to the balcony inspection laws?
    Often. Dry rot in balconies, decks and walkways is exactly what the SB 721 and SB 326 inspection programs exist to find, and many of our structural repairs start from one of those reports. If that is your situation, start from our SB 721 balcony repair page or the SB 326 HOA repair page, which walk what those reports set in motion. This page is for the repair itself, whatever paperwork brought you here.
    Do you fix the cause or just the damage?
    Both, always. Dry rot is a moisture problem: repairing the wood without correcting the flashing, coating or drainage that fed it means paying for the same repair twice. Every structural scope we write includes the water path.