There is no shortage of news stories about balcony failures. From the recent collapse in Berkeley, California to The New York Times report on construction defects following a Brooklyn housing boom, balcony and deck construction defects and the possible devastating consequences and law suits make for attention grabbing headlines - and should be of concern to any home or building owner.
Generally speaking, a balcony is self-supporting and a deck is supported by a foundation; however, for simplicity, I will be referring to both as balconies. When balconies are constructed, attention and care must be paid to the installation of components by following current codes, recommended details and manufacturers' installation instructions. Particularly in wood construction, sequencing of the different trades for installation of components is important, especially at vulnerable areas where multiple openings and penetrations of the building are susceptible to water infiltration due to exposure to the elements.
At times contractors, or homeowners, take shortcuts in their building processes in order to follow tight schedules and maintain costs. As a result, the proper coordination of component installations by the various trades can be overlooked, resulting in deficiencies and resulting damages that are problematic for all involved.
As the image below demonstrates, uncovered damage due to construction deficiencies and water intrusion can present in a variety of ways. Wood balcony construction is typically comprised of windows and doors, balcony flooring, a waterproof covering if over living spaces, walls, structural members, posts and railings, lighting fixtures, and water-resistant flashings. Most of these involve penetrations of the exterior of the building; without adequate and properly executed sequencing and installations of the various components, deterioration, damage, rot, and possibly organic growth due to water intrusion are inevitable.
CCA originally created this image for use related to the Community Associations Institute. Their monthly magazine, Condo Media, provides information and resources for condominium, cooperative and homeowner associations. The illustration focuses on critical areas at one condominimum complex where defects caused water intrusion and damages. The defects found included improper maintenance; improper flashing of the doors, windows, and rail caps; inadequate sloping of the balcony; lack of properly installed caulking; and oddly, the installation of caulking where it did not belong. In this instance, the intersection of the exterior wall and the balcony surface was caulked, which prevented incidental water behind the siding from draining out at the bottom. Instead, the water was trapped in the wall and caused interior damages, including wood deterioration.
The types of issues illustrated above are quite typical in many building types for allowing water to make its way into the building’s structure and interiors, possibly leading to extensive damage and even structural failures.
There can be many reasons for water infiltration issues at balconies. A few are described below and illustrated above, as they typify common problems. With attention to a number of balcony installation details, the following are easy steps to avoid damage.
If you have concerns about your decks or balconies, or see signs of damage on balconies and surrounding areas, seek the advice of an engineering and/or architectural firm. A typical investigation will include:
If you have concerns about your balcony or surrounding areas, CCA can help. Our team of engineers and architects has a wide range of experience with balcony construction defect investigation and developing relevant remediation plans and would welcome the chance to speak with you or your association to explain more about how we can help. Contact us today.