CAI-NJ May 2022 Community Trends

BALCONIES By Scott Baryiewski, South Shore Construction, LLC

B alconies are great outdoor features of buildings which allow the residents to enjoy views, fresh air, and increased living area. Maintenance of these balconies is import ant to allow for their safe use and enjoyment. What are some common issues that can develop with balconies? Some telltale signs of balcony failures and deficiencies include concrete spalling at the floor, outer edge (or face) or ceiling surfaces. If you see concrete spalling at the outer edge and ceiling of the balconies, that is especially concerning. The spalling concrete can fall from the underside of the balcony, or possibly fall many stories down to the ground level below, potentially hitting a pedestrian or vehicle. This could cause serious harm or even death. Other commons issues include the failure of the railings. Balconies are exposed to the weather year-round. This causes them to be susceptible to damage and deterioration and will require routine repairs. Balconies that are near the ocean are even more vulnerable to the elements. The salt water and salt air are very corrosive to most materials. This exposure will speed up the deterioration process by causing metals to rust much faster. Are your railings safe? Steel railings tend to rust and deteriorate over time causing unsafe conditions. Rusting railings should be repainted periodically. It is quite common for the paint to not be maintained properly. Aluminum railings where the posts are embedded into the concrete are especially susceptible to corrosion and deterioration below the surface making for an unsafe condition that cannot always be seen. Glass railings should be inspected for cracked glass. In general, all types of railings should feel secure. They should not feel loose when shaken. How often should I have my balcony inspected? It is recommended that a visual observation is conducted every 1-2 years. Make a list of the units and have your property manager or building superintendent visit every unit to make note of the existing conditions. These inspections should be very brief, and the intent is to make sure that there are no glaring safety concerns that should be addressed immediately. What should we look for? Concrete cracking or spalling, exposed rebar, failing waterproofing membrane or paint, failed caulk, rusting or deterioration of the railing post bases, failing grout pockets, railings that feel loose when you shake them. What should we do with this information? This depends on the severity of the issues. Smaller issues can be handled by contacting an experienced restoration contractor who specializes in this type of work. They can provide a proposal to repair and restore the balconies to their original condition.

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