Balconies provide a huge advantage for the many people who enjoy nature’s fresh air right outside their windows: A small oasis that increases their quality of life. But balconies are also a source of constant worry. Concrete pop-outs, cracks, corrosion deposits and percolation of water are all danger signals that will worry any housing association or professional property administrator.

The difficult question is namely posed at once: Should the balcony be removed resulting in massive loss of quality of life for the residents, or could it be repaired without it costing a fortune?

On safe ground
Many housing associations and property administrators face this dilemma when they inspect old, damaged concrete structures. CEJ Ejendomsadministration A/S also asked this question as a couple of balconies in a property in Frederiksberg showed signs of corrosion.

“A good starting point was to get a qualified assessment of the damage before determining the future of the balconies. Therefore we contacted FORCE Technology whose concrete experts made a structural review which not only provided us with documentation of the damage as requested, but also included proposals for renovation”, says Søren Aaby Olsen, property manager of CEJ Ejendomsadministration A/S.

The extent of the damage must be revealed
Many available measurement techniques may identify the cause and extent of the damage. FORCE Technology often combines several methods to gain a full picture.

Lack of drainage on surfaces, leaky joints, notches, moulding flaws on the surface and construction joints and cracks are frequent causes of concrete damage, and in most cases a visual inspection will give an idea of the nature and size of the problem.

If redressing and widening of the concrete cores and nondestructive measurements are added to the visual inspection, a very accurate assessment of the damage can be obtained. Based on such data a realistic, sustainable renovation proposal can also be made.

Knowhow
“Today far too many concrete repairs are made without proper knowledge of the actual cause of damage. Without this knowledge any repair will only be temporary as the damage will reappear. Making decisions based on insufficient knowledge may even turn out to be very expensive. To find a sustainable solution, an effective remedy has to be found. A thorough structural review, such as the one produced by FORCE Technology, is therefore the foundation for a reliable renovation approach”, says Brian Kofoed, specialist with FORCE Technology.

Technology and finances
“For us as property administrators – and I am convinced that this also applies to housing associations and other developers – it is important to obtain an independent review from specialists who have both the proper expertise and technical equipment. This ensures the best possible basis of making decisions on renovations. We have had a constructive dialogue with FORCE Technology to find the best technical and most financially viable renovation of our balconies”, says Søren Aaby Olsen, property manager.

Collaboration with the consultant
To FORCE Technology it is important that the property manager and the housing association’s consultant have a close dialogue about the assignment since both the scope of the review and methods and proposals should match the developer’s ambition and financial capabilities.

“The collaboration may also involve consultancy related to financing via Landsbyggefonden, the national building fund, with which FORCE Technology has been collaborating from time to time. We are familiar with the formalities and paperwork required when applying for financial support for renovation of balconies from Landsbyggefonden. That is a great relief for many housing associations”, says Allan Lion Kristensen.

Maintenance
He continues: “We know that especially the old concrete structures of the housing stock need maintenance. We are also aware that many housing associations are a little reluctant to take initiatives due to the bleak economic outlook at present.

However, by obtaining a structural review of the condition of the concrete, a realistic strategy and timetable for maintenance and consequent costs can be made. It will be possible to prioritise the projects so that either the most important are carried out first, or several related projects are performed simultaneously. All things equal, this will also entail financial savings”.

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