Melbourne balcony Assessments

Transcription

1 Balcony Assessment Melbourne balcony Assessments Address: SAMPLE Date: Assessor: Luke O Neill Registered Builder DBL-C 31305

2 Assessment Guidelines This is an assessment of balcony and elements as presented at time of inspection and is non-invasive, that is, we report on what we see and not what is buried or encased (such as substrates under tiles or timber studs under cladding). This means we may miss defective or failed items that simply cannot be visually inspected from the surface. As such, we view this assessment as a guide for repairs and are not suitable for VCAT claims. Our assessment are designed to be easy to read, to identify clearly what has caused the fault and what is required to fix it. To this end, the assessment solely concentrates on the balcony itself. We will also refer to the Australian Standard for balconies AS and the also The Building Commissions Guide to Standards and Tolerances which basically says if it leaks within ten years over a class 1 and 10 building (domestic housing), its defective and it s covered under implied warranties and must be repaired at builders expense What did we inspect? We looked at the surface of the balcony, walls and flashings abutting balcony (if they were accessible without ladders from balcony floor) floors abutting windows and sills that abut balcony, ceilings under balcony (if accessible) and balustrading and posts systems Why are we suited to carry out Balcony Inspections. As registered builders, with carpentry trade qualifications, we have built and repaired balconies over three decades. The key to identifying why balconies have failed is an understanding of how the balcony was built and what has failed. This means we can identify what is required to repair the balcony. We also provide a mini scope of works and estimate of cost to repair balcony that you can then use to obtain quotes, potentially saving you time and money. 2

3 The Balcony 1. We inspected the balcony on a dry day at. It had rained 2 days prior. 2. The balcony measures 5.0m x 5.0m and is built on a timber frame. 3. Approx age of building/balcony is 12 years old years means the Australian Standard that covered this balcony was 5. AS which allowed a yellow tongue sheet flooring to be used as a substrate. 6. Balcony surface was tiled. 7. Upstand (height from top of tile to under door sill) was 20mm 8. There was no expansion joints in tile. 9. Balcony has parapet wall to act as fall restraint (balustrade) 10. Door is sliding aluminum 11. Drainage is to single 90mm drain located in center of balcony 12. Customer showed water damaged plaster ceiling under in 3 areas. Two are located on boundary and one near center of room. Customer states balcony leaks water into room after approx 1 hr. of rain. Ceiling is showing signs of continued soaking. Balcony Condition Construction Timber framed construction, with slab ground floor with lightweight cladding fixed. Appears to have hardwood joists fitted under balcony with ijoists fitted elsewhere. Timber sheet flooring fitted with water (assumed) based membrane applied to substrate and screed. Tiles In the main sound but cracks throughout. Effloresces while bad, is normal for a balcony of this age. Skirting tiles have popped in places away from rendered wall and silicon has been placed into these 2-4mm gaps. Walls Walls are cement sheet rendered stud walls. No capping fitted to top of walls of parapet walls (5.5LM) that act as fall restraint. There are cracks on exterior cnrs of render on top of parapet wall that allows water to enter wall and behind waterproof membrane applied to balcony floor and wall. There are hairline cracks on parapet wall (vertical) and on building wall (horizontal) which will be allowing rain water to weep in to wall behind. Door Sliding aluminum door. Weep holes are clear. Upstand height is 20mm, making it 20mm shy of AS Without the testing of door frame, it is unclear whether the end caps to sub sill may have failed and allow water to enter wall/hob. Unable to determine if membrane is returned under hob as per AS Drain Single drain in centre. Falls to drain were as per (quote). 3

4 Falls were poor with pooling in two spots, mainly at outside perimeter. Substrate We able to view substrate from hole in ceiling plaster below and observed chipboard sheet flooring. Damp sections were observed Joists Hardwood joists. While damp, appeared to still in good order. Summary of Inspection Balcony is showing typical faults for this type of construction. Being 12 years old, this failure is not unexpected of the (presumed) water based water proof membrane under tiles. Normal building movement has created hairline fractures within membrane at stress points (usually where the floor meets the wall) and has been allowing sub tile water to swell timber sheet flooring below, furthering pressure to stress points and allowing even more water to enter ceiling void below. Chipboard sheet flooring, fixed to a timber frame with water based (typical) membrane system applied to both substrate and screed has failed under normal usage and exposure to the elements. Retention of central drain outlet will not assist in gaining height under door sill. There may be better drainage outcomes available but these will not be able to be designed until substrate removed and joists size, supports and configuration can be assessed for possible mods to move outle A structural engineer may be needed to enable modification of joists to enable better drainage outcomes. The alternative is removal of door, raising of hob and modify door opening if possible, or the fitting of a custom made door to suit new reduced opening height. It is recommended to modify drainage over hob modifications due to expense and works. Scope of Works The balcony will need to be gutted of all floor elements to expose joists. Minor repair to joists (lamination) New substrate fitted, membrane, screed and then tiles will be required, along with repair works to rendered walls which are also allowing water into building behind membrane system. It is unlikely works will reinstate AS compliant upstand under door sill (40mm min) so attention to details with membrane at upstand ensuring bonding to subsill. Flood test balcony floor and hose test windows and walls. 4

5 Costs Typical costs are $1,050.00m2 for total replacement of substrate, screed and tiles. Costs will vary due to: Access (stairs, distance to street, parking etc) Damage to sub-floor members (if replacement is required) Works to walls, doors, balustrading etc (cracks is sheeting, missing cappings etc) Photo s Area below balcony Balcony showing no membrane applied to surface 5

6 View from front Close up of balustrading. 6