Once the concrete starts to fall-off the steel starts to accept compression forces, which it is not so good at resisting, and the people and property below are exposed to dangerous conditions.
So, just as most residential buildings have balconies, all of them will eventually undergo a balcony repair project. When the project will happen is difficult to predict but it seems from our files likely that the 25th to 40th year of service is a common range for major repair and replacement work to be needed.
These repairs are very noisy. Jack hammers must be used to break away the bad concrete. Grinders are needed cut away damaged steel. Motorized brushes are used to clean the remaining steel. Compressed air is used to clean away dust and small debris. They are also very disruptive. People and parking are prohibited from being below the work. You have no balcony while the work is ongoing. Workers will appear, seemingly from nowhere completely unannounced in front of your balcony windows and doors.
Knowing what we know now, there are strategies during the repair work that can help prolong the life of any original materials that could be salvaged, and the new materials provided, including:
- Concrete mixes that include corrosion inhibitors.
- Epoxy coated steel, or even stainless steel, reinforcing to resist corrosion.
- Thick waterproofing membrane coatings capable of withstanding pedestrian traffic and balcony furniture scuffing on the balcony floor surface.
- Thin paint finishes on the balcony soffit (underside) to inhibit carbonation progress and improve aesthetics.
- Balcony guards that improve visibility from within the units or reduce overall maintenance requirements.
With the passage of time, and the ongoing deleterious effects of the environment, balcony repairs are inevitable. Planning for them by saving early and monitoring their condition by regular in-house and intermittent independent evaluations will ease some of the stress. Communicating the need for the work and listening to the concerns will help smooth the path of completion the work successfully.
