CO-OP / CONDO BALCONY REPAIR, P.2

First, water that used to enter through cracks in the concrete now stays on the surface because the cracks have been repaired and the non-permeable coating system prevents water from seeping in. The second factor, however, is that if the balcony is not properly pitched toward the drain (usually located near the balcony door), water pools in depressions in the balcony surface. The remedy requires the application of a new layer of tapered concrete to attain the correct slope so that water properly drains.

Aluminum Cladding

Cladding is sometimes installed on new balcony curbs as an added protection, or on deteriorated concrete curbs in a misguided attempt to prevent further water infiltration. In some cases, aluminum cladding is even used to hold crumbling concrete pieces together. At best, the aluminum only temporarily blocks water. The cladding typically loosens over time, allowing more water in and trapping it, causing significant damage to the underlying concrete. Once repairs are made, the balcony edges should be left exposed.

Railings

Loose, rusted railings should be repaired or replaced depending on the severity of the deterioration. Railing posts will have to be removed from the concrete, and the defective concrete surrounding them cut away. Posts should be inserted into stainless steel sleeves or sleeve openings that are then filled with epoxy. Sometimes a cushioned filler called backer rod, which is topped off with caulking at the base of the posts' penetration into the concrete, is used to keep water out.

Residents should not cover

their balconies with any type

of carpeting, which traps water.

If you're replacing the entire railing system, you may want to consider using aluminum. With a proper finish, aluminum does not rust and therefore requires far less maintenance than other metals. New York City Building Code requires railings to be at least 42 inches above the finished surface on the balcony. If a layer of concrete has to be added to the balcony to achieve the proper slope for drainage (as described above), the new layer may reduce the height between the top of the railing and the balcony surface. The engineer / architect should account for this height difference when specifying the repair scope and railing design.

Big Picture

Since the building will be undertaking a façade restoration program, it makes sense to incorporate the balcony work as part of the overall repair program to avoid paying twice for mobilization and scaffold costs. The contractor will likely work on one apartment line at a time, so the board should have adequate time to give residents notice to remove all items from their balconies, including furniture, planters, rugs, personal items, etc.

As part of the repair program, the contractor may need to file an ACP-5 form to confirm there is no asbestos-containing material in the railing's paint or in the balcony's existing sealant or coating. You'll also need a work permit from the New York City Departments of Buildings, as well as a permit from the Landmarks Preservation Commission if your co-op or condo is located in a historic district.

Once the repairs are in place, maintenance of the new balconies should be minimal. The caulking around the railing posts should be periodically checked and re-caulked as needed to prevent water penetration. Balcony drains should be kept free of debris, and residents should take care not to drag furniture or sharp edges across balcony surfaces as this could scratch and compromise the coating system.

Finally, residents should not cover their balconies with any type of carpeting, which traps water and keeps the balcony surface constantly wet, accelerating deterioration. Carpeting also hides cracks and makes maintenance more difficult.

There's no getting around it: Full-scale balcony repair is a major undertaking, But it's one you should not ignore. To preserve residents' safety and enjoyment, approach it with the same level of consideration as other large-scale projects.

Stephen Varone and Peter Varsalona are principals at Rand Engineering & Architecture.

Photo by Tom Soter.

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