Condo Media - July 2015 - 35

ing materials (i.e., wood or concrete).
Wood balconies have similar maintenance problems as wood decks. Older
non-cantilevered wood balconies need to
be checked for the proper attachment to
the building's exterior wall. Nail fasteners are not suitable for connecting the
balcony ledger to the building's structure.
Appropriate screw or bolt fasteners are
needed as this is the most common failure
point for these types of balconies.
Inspection for rot and other water
damage is the next major issue. This
type of visual inspection should include
probing the wood for soft spots, unusual
stains, or other signs of weakness in the
balcony components. Often when you
see a problem in one area, similar problems will be found in the same area of
the balcony. Non-cantilevered balconies
frequently have a water membrane of
vinyl or rubber with a drainage plane
under the visible floorboards.
It may be wise to have a roofing contractor sample some of these membranes
as these areas are as much a roof preventing internal water infiltration as the roof
on top of the building. Also, be wary of
any enclosed structural beam supporting the balcony perimeter. Sometimes
engineered wood products, such as LVLs
designed for internal use, find themselves
outside supporting the balcony with the
design theory they can be wrapped with a
waterproofing material to protect them.
This often does not work, and when the
waterproofing material allows water
infiltration, the wrap actually holds the
moisture against the wood product, thus
accelerating the water damage.
Concrete balconies have their own
issues, but the common denominator is
water damage. Concrete balconies are
often cast with the concrete floor framing
to form a cantilevered slab jutting out
into space. Over time, these concrete
slabs form microscopic and then hairline
cracks allowing water to penetrate into
the inner core of the slab. With our harsh
winters and proximity of high-rise condos
to waterfront locations, the water and
marine salts can cause corrosion scale
to form on the reinforcing steel. The
formation of this rust creates tremendous

pressure in the concrete causing the cracks
to broaden and the concrete to spall,
allowing an ever-increasing progression of
structural damage to the balcony.
Similarly, the attachment points of the
balcony's post and baluster railing system
can be compromised by this corrosion
action, resulting in the balcony railings
unable to resist the 200 pound horizontal
loading required in the building codes. In
addition to visible spalling of the concrete
surface, other signs are new rust-colored
water stains or the formation of stalactites
from the concrete's calcium carbonate
leaching from the slab's interior.
When these types of problems become
prevalent, it may be time for the property
manager to suggest a qualified architect
or engineer survey the balconies for their
structural integrity. This may require
inspections using scaffolding or lift
equipment to provide a close look of the
status of critical components. Inspection
techniques include using mallets to

sound for voids or cutting core holes
to learn the condition of the concrete
through its entire thickness or the state
of the reinforcement rods.
Sometimes well-meaning contractors
view these problems with the idea of
short-term patch repairs or covering
the ugly areas with aluminum. These
solutions can create more long-term
problems resulting in a more costly final
repair. Keep in mind if the underlying
issue is not addressed, no amount of
caulking, grout, or coating system will
solve the real issue. With professional
advice and common sense, balcony
repair projects can proceed to both an
economical and safe solution for all to
kick back and relax to enjoy the view.
n JACK CARR, P.E., RS, LEED-AP,
IS SENIOR VICE PRESIDENT
WITH CRITERIUM-ENGINEERS
IN PORTLAND, MAINE.

SINCE

1907
Affordable Pricing, Personalized Service, Unbeatable
Experience, and Creative Solutions make us the best
choice for you and your property.
24-Hour Emergency Response
State of the Art On-Line Services
Comprehensive Financial Reporting
Construction Supervision
Dependable Maintenance Services
Expert in Active Adult 55+
Communities

617-221-1000
www.nilesco.com

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Jerry Ragosa, President

July 2015

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