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Some simple questions will help decide whether further investigation should be performed:
How old is the property? Tis will pro- vide some knowledge as to the life cycle of the structures and the building codes under which they were likely construct- ed. As a general rule of thumb, barring construction defect issues, the expecta- tion would be that the newer the struc- ture, the better condition it should be in. Age, gravity and exposure have an effect on structures much the same as they do with the human body.
Does the association have a reserve fund for maintaining these structures and is it adequately funded? Tis is an indication of whether the associa- tion has a proper understanding of the importance of maintenance of these structures.
Do the association’s records indicate that these structures have been main- tained on a timely basis? Tis will show whether the proper maintenance has actually been performed as recom- mended.
Based on the answers to the above questions, what are the next steps that should be taken? Below is a quick and simple checklist of 10 items to consider when inspect- ing decks, balconies and stairs:
Should a construction consultant or licensed contractor be included in the in- spection, or is the community manager comfortable with this task? Te answer to this question may depend on the construction knowledge of the community manager and his or her willingness to take on that liability, responsibility, and the age and general condition of the structures.
Are the railings well attached and sturdy or are they weak and showing signs of deterioration at the deck connections?
Are the railings adequately safe for small children, pets and adults alike? Do they meet the current code requirements for rail height and baluster spacing?
Does the deck surface seem rigid and solid or is it soft and spongy in areas?
If the decks or stairs have a waterproof coating is it in good condition or has it deteriorated - does it show signs of splitting, peeling, cracking or chipping? Are there cracks in the surface or is there any other deterioration that could be allowing water into the structure below? Is it keeping the water out of the structure below?
If the deck is not a solid waterproofed structure and is open for water to pass through it, is the decking material in good condition, showing no signs of sag- ging, dry-rot, termites, etc.?
Are the waterproofing connections around the perimeter of the deck in good and watertight condition? Tis would include the deck–to-wall transition, the thresholds at any door openings, and any post–to-deck connections.
How is the structure supported? Is it an integral part of the building or is it self- supported? Is the structural support being kept dry or is it exposed to the ele- ments? If self-supported, how does the structure under the deck look? Are there any signs of deterioration or termite damage at either the support-to-deck attach- ments or at the foundation-to-support attachments?
Are the structural supports buried in the soil? Te vertical support rising up from the concrete foundation should not be in contact with the surrounding soil.
Damage found to structure following the Berkeley collapse in June 2015. Image: Jeff Chiu/Associated Press
Are the foundations solid or have they been undermined by erosion or pests?
In general, it is recommended that decks, balconies and stairs be thoroughly inspected at least annually, property maintenance be performed as needed, and the inspection and maintenance expenses should be part of the association’s an- nual budget. Needless to say, those costs are minimal compared to the expense and potential liability involved in structural failure of these components.
Properly maintained, your decks, balconies and stairs will be safe and sound for everyone to use and enjoy for years to come.
This article was written and submitted by Dennis Brooks of Design Build Associates.
Berkeley Balcony Failure (CBS) 19