Why do we have balconies on buildings?
Balconies can be a great addition to any home, but if not built right, they can pose a safety hazard to occupants. One of the biggest issues is that they can become a costly problem to repair. More often than not, balconies are actually a nuisance than a benefit due to the issues they cause. One issue with balcony damage is visibility. Balcony materials can be deteriorating for months or years before becoming noticeable. This damage is especially hard to see for untrained homeowners and occupants.
The Victorian Building Authority recently published an article addressing these issues. The VBA’s State Building Surveyor Andrew Cialini said “Water damage (in balconies) routinely tops the list of defects encountered in buildings and in complaints to the VBA”. So, if balconies cause such an issue then why do we have them? And how do we know if they are faulty?
Signs of a faulty balcony
Having a balcony in a home is considered a sophisticated luxury to most. Balconies can provide breathtaking views, a place to unwind, and a low-maintenance outdoor space. So if it's believed that so many positives come from having one, why wouldn’t you want one? It’s simple; the cons outweigh the pros on this topic.
A small list of some positives to having a balcony includes:
providing outdoor space for residents
to enhance the aesthetic appeal of the building
to increase property value
In theory, these reasons for having a balcony are great. However, our biggest concern with Victorian houses is the pandemic of poorly built balconies. Most of these balconies will take months or even years before signs of damage are visible.
A common design of balconies is for them to be built directly on top of a habitable room or garage below. With these designs, the most common cause of balcony failure is defective waterproofing. The are many signs that indicate your waterproofed balcony might be failing. So let’s discuss some of the most common signs to look out for.
Water staining to the ceiling below
One of the most obvious and first signs you might notice is the appearance of water stains on the ceiling of the room below the balcony. You might notice water stains on the ceiling suddenly. However, the leakage and subsequent damage may have been occurring for a long period of time beforehand.
Where you notice this water staining to the ceiling below a balcony, the cause for this is most likely due to the waterproofing membrane failing.
Pooling of water on the balcony flooring
Pooling water on your balcony suggests that the tiles are not graded correctly. The tiling should be laid with the correct gradient so that any water drains away from the building into the drain/s or over the edges and into gutters. If the correct gradient is not achieved, water will likely pool on your balcony after a day of rain. Water that pools for extended periods of time will eventually erode the grout and tiling. The water will then make its way to the substrate and cause irreversible damage.
Image of stained and swollen cornices below a faulty balcony
Image supplied by Arbiter Group
Swollen architraves, skirting boards and floorboards
If a balcony has been constructed incorrectly, it can allow water to enter the home as opposed to draining away from it. You would typically notice this in the way of swollen skirting boards and architraves in the areas surrounding the balcony. This happens because when timber absorbs water, it causes the timber to expand. Skirting boards fixed to the walls are more likely to absorb water from a leak and swell, making them bulge and distort. The water can also seep through the gaps between the floorboards, causing the timber to expand and lift. This creates uneven and hazardous surfaces. Carpet can also absorb water, causing it to become damp and mould-ridden.
The appearance of efflorescence on your balcony tiling
If you are unsure of what efflorescence is, you can head on over to our previous blog post which covers all things efflorescence. In short, efflorescence is a white or greyish powdery substance that appears on the surface of the masonry/tiling. It's caused by the migration of salt to the surface. When water enters the masonry/tiling, it dissolves salts that are naturally present in the building materials. As the water evaporates, the salt is left behind on the surface. This salt buildup creates the powdery substance known as efflorescence. While efflorescence is primarily a cosmetic issue, it can indicate the presence of excess moisture within the tiles. This excess moisture can lead to more serious structural issues if left untreated.
Delaminated tiling
Delaminated tiles are tiles that have separated from their backing or substrate. Delamination results in a hollow sound or feeling when tapped on and may rock back and forth or crack when walked on. This separation occurs when the bond between the tile and the substrate weakens or breaks. This is usually due to moisture infiltration or poor installation. This could be another big indicator that you have a failing balcony.
Damaged or cracked grout/tiles
When tiles or grout become damaged or cracked, water can seep through the gaps and infiltrate the underlying substrate. This can lead to water damage, mould growth, and even structural damage if left unaddressed. In a tiled wet area, the waterproofing membrane should prevent water from entering the substrate. However, when there are cracks in the tiles or grout, water can bypass the waterproofing membrane and enter the substrate. This compromises the overall waterproofing system.
Image of cracked grout on a balcony with plant life growing out of it.
Image supplied by Arbiter Group.
So, are balconies compulsory?
There is no straightforward answer to whether or not balconies are compulsory. Different types of buildings will have varying regulations for what is needed to meet permit requirements.
Single-standing residential buildings:
There are no specific rules around balconies on single-standing homes. A general rule of thumb that builders can follow is if the residential property does not have enough private open space (80 sqm or 20% of the site) then sometimes a balcony can be used as another form of private open space to satisfy the requirement. However, a balcony is not a requirement. Most of the time, a balcony is built on single-standing homes as a luxury feature of the building.
Apartment buildings:
Apartment-style living would be the most common type of building that requires a balcony be built. This is because high-rise apartment buildings do not offer private open space in the form of a front or back yard. Apartment buildings have guidance documents that dictate the amount of private open space that is adequate for its occupants.
A general rule states that for an apartment building that is five or more storeys, a dwelling should have private open space consisting of:
An area of 25 square metres, with a minimum dimension of 3 metres at natural ground floor level and convenient access from a living room, or
An area of 15 square metres, with a minimum dimension of 3 metres at a podium or other similar base and convenient access from a living room, or
A balcony with an area and dimensions specified in Table D5 and convenient access from a living room, or
A roof-top area of 10 square metres with a minimum dimension of 2 metres and convenient access from a living room.
The above standard from the ‘Apartment design guidelines for Victoria’ states that a balcony or roof-top area is a requirement. This private open space must be accessible from the occupants' living area which would dictate the floorplan of the apartment. This standard would suggest that a balcony is compulsory on apartment buildings.
Our conclusion on balconies
Balconies can be an appealing addition to a home however aside from this aspect, but, there really aren’t too many positives. Balconies are becoming one of the biggest nuisances in a home causing thousands of dollars in damage. Unfortunately, it may be too late if the damage has started to show itself in the form of:
black mould
water staining
damaged architraves/skirtings or
damaged materials
These are all indicative that the problem is much bigger and more costly than it appears. Balconies are something we would in most cases recommend against however they can be built correctly with the right design and construction practices followed.
How can Arbiter Group help you?
If you have noticed any of the telltale signs of balcony failure then having an engineer inspect is the first step in getting the answers you need. Our engineers can inspect and identify any leaks or issues you might be having with your balcony and also will be able to assist in determining whether or not this is causing structural issues. Contact us today to discuss your needs and see how we can help you.