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In this article, we explore the common issues that affect balconies and decks and explain who is generally responsible for repairs and maintenance, depending on whether your property is registered under a Building Format Plan (BFP) or a Standard Format Plan (SFP).
Common Balcony Issues
Balconies are constantly exposed to the elements, making them vulnerable to wear and deterioration over time. Even minor defects, if left unchecked, can quickly escalate into major structural problems that affect both safety and property value.
Some of the most frequent balcony problems include:
- Water damage: Pooling water or leaks caused by failed waterproof membranes. Early detection is crucial to avoid damage to lower lots or common property.
- Cracked or loose tiles: Can tear waterproof membranes and lead to leaks.
- Deteriorating balustrades or fittings: Rust, loose bolts, and timber decay can compromise safety.
- Concrete spalling: Water ingress can corrode reinforcing steel, weakening the structure.
- Cladding and structural defects: Cracks, gaps, or faulty glass panels require regular inspection and timely repair.
Who Is Responsible for Repairs and Maintenance?
Responsibility for balcony maintenance depends on the survey plans and whether the property falls under a Building Format Plan (BFP) or a Standard Format Plan (SFP), and the provisions of the scheme’s by-laws.
- Building Format Plan (BFP)
- Body corporate responsibilities:
- Structural elements of the balcony, including the concrete slab and framework.
- Balustrades or railings located on or near the boundary between common property and the lot.
- Waterproofing membranes and any balcony elements that protect lower lots.
- Lot owner responsibilities:
- Fixtures and fittings within the lot boundary, including balcony tiles, doors, and windows.
- Interior cleaning and minor cosmetic maintenance of balcony surfaces.
Standard Format Plan (SFP)
- Body corporate responsibilities:
- Maintenance is generally limited to shared infrastructure, such as roads, gardens, and utilities that serve multiple lots.
- The body corporate is not typically responsible for balcony structures, tiles, balustrades, or waterproofing within a lot boundary.
- Lot owner responsibilities:
- Balcony structure and surface, including tiles, balustrades, doors, and windows within their lot boundary.
- Regular maintenance, cleaning, and minor repairs.
Always check your scheme’s Community Management Statement (CMS) and by-laws for site-specific rules regarding balconies, exclusive-use areas, and maintenance obligations.
Copies of your survey plan can also be obtained from Titles Queensland.
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