Maintenance: Balconies
- In this chapter we explain some building terms terms in relation to balconies, along with common problems. We also look at preventative maintenance.
Legislation – Strata Titles Act
Click on Legislation above, to view strata title legislation and hints.
Legislation – Community Titles Act
Click on Legislation above, to view community title legislation and hints.
Balcony Structure
The following picture is a view of a timber & steel framed balcony.
Balconies come as cantilevered (picture below) or supported on posts back to the building, or on footings in the ground. The cantilevered balcony relies on the joists running back someway into the building proper.
Common Problems
- Weathering – balconies are by their nature out in all weathers. The regular repainting of timbers and sealing of timber decks can help extend the life of a balcony.
- Timber rot – rot is a very common problem in balcony timbers. This is caused by fungi developing where water settles into joints in the timber.
- Rusting of steel work – a significant problem in seaside locations.
- Concrete balconies – spalling of concrete, rusting of reinforcing in seaside environments.
Click on picture for large image
Click on picture for large image
Hint
If your balconies look like one of these make sure no one can use them until they are deemed safe by a structural engineer. We suggest fixing the access doors so that they cannot be used.
Best Practice
It’s critical to ascertain whether your balcony was built properly.
Have it checked out by a structural engineer. The following tips may also be useful:
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Outcome of failure to maintain a timber balcony |
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Concrete Balconies
If you are concerned about a balcony’s stability, avoid the area until an architect or building engineer is able to determine the full scale of the problem. |
Example of spalling concrete balcony |
Tools
The following tools may assist in the maintenance of your group’s balconies.
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Top 10 maintenance tips |
Maintenance brochure
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| Click on picture for printable version | Click on picture for printable version |
UnitCare Services thanks the Archicentre for the use of their information.
For more information on renovation and design, including fact sheets, visit www.archicentre.com.au
Community Titles Act
Strata Division (one lot above another)
Balconies are common property, the unit holder owns the space if it is designated a unit subsidiary on the plan. see Boundaries
Section 75—Functions and powers of corporations
(1) The functions of a corporation are—
(a) to administer, manage and control the common property for the benefit of the
owners of the community lots; and
(b) to maintain the common property and the property of the corporation in good
order and condition;
What does this mean?
Balconies on community titled Strata Divisions are treated the same as a Strata Titled group. The corporation owns the structure with the lot owner having title to any space designated lot subsidiary.
For regular lot by lot Community Corporations each lot owner has ownership of the carport/garage on their lot. They are responsible for its maintenance.
Strata Titles Act (plan number less than 20,000)
Balconies are common property, the unit holder owns the space inside the balcony if it is designated a unit subsidiary on the strata plan. see Boundaries
Section 25. The functions of the strata corporation are as follows:
(a) to administer and maintain the common property for the benefit of the unit holders and, to such extent as may be appropriate, other members of the strata community; and
(b) to administer all other property of the corporation
What does this mean?
The strata corporation must maintain the common property.
Hint
See the Boundary chapter for the definition of Common property
