A common design characteristic of the H.O.A. developments is
the inclusion of balconies or decks, and, if needed, exterior
stair systems to access above ground dwellings. Improper design,
manufacturing, or installation could result in a construction
defect and damage. Unventilated areas with water intrusion causes
dry-rot, fungus, and mold. These may result in failure to the
interior structural framing and exposure of plywood decking
that may cause failure of the deck membrane.
Common Types:
- Tongue and groove wood plank deck (fully adhered system).
- Wood framed deck with elastomeric type coatings.
- Lightweight concrete decks.
Common Problems:
- Improper flashing.
- Improper deck to sliding glass door or front door threshold
transfer.
- Improper deck to wall transition.
- Improper drainage or slope to drain.
- Improper deck finishing (coatings).
- Improper installation of deck skupper drains.
Possible Damage:
- Dry-rot.
- Deck/structural failure.
- Interior leaks.
- Stucco staining/cracking.
- Wood destroying organisms.
- Surface cracks or cheecking.
Why Some Balconies Fail
There are four common problem areas in the construction
of balcony surfaces.
- Not Enough Vertical Offset at the Door Threshold
A 1-1/2 inch vertical separation between
the interior and exterior surface is recommended:
- a. to avoid wind-driven water from getting inside.
- b. to provide a vertical surface to attach the waterproof
membrane.
- c. to provide continuous "Z" -metal flashing.
-
No Waterproofing on the Sides of the
Balcony
The waterproof membrane should be extended
up the vertical surface about 1-1/2 inches to create a
continuous waterproof membrane along the balcony sides.
-
Insufficient Slope
Adequate slope of the balcony surface is
needed to let water drain off fast. A 1/4-inch-per-foot
slope from the wall to the drain and/or scupper is recommended
for proper drainage.
-
No Ridge to Deflect Water to the Scuppers
is an Enclosed Balcony
Without a ridge, commonly called a cricket
or saddle, at the low end of the balcony, the water will
puddle between to the drains or scuppers.
Information provided by Building Analysts, a full-service architectural and engineering firm with many years of experience in construction litigation. Their services include: architectural and structural investigations, repair recommendations, preparation of exhibits and expert testimony. Contact Building Analysts at (619) 234-8153.
