BALCONY TILE AND CARPET

Boards should be aware that allowing owners to install materials on their balconies, such as tile or indoor-outdoor carpet, will cause water damage to the balcony, their unit, and the unit below.

Damage to Membrane. Carpet and tile (and the grout used to install tile) are porous. As a result, water will be trapped between these materials and the waterproofing membrane underneath. This will void the manufacturer's warranty of the waterproofing membrane on the balcony deck and will accelerate the breakdown of the waterproofing materials. The resultant seepage of water into the balcony structure will lead to wood rot and will also attract termites. Frequently, this is undetectable. Sometimes, the first sign of trouble is when the owner walks onto the deck and his/her foot goes through the flooring material. The structural repairs that follow are quite costly.

Water Drainage. Another problem caused by tile is that it reduces the amount of space between the top of the deck surface and the threshold of the sliding glass door. That means a heavy rain could quickly overwhelm the balcony drains causing water to spill over the threshold into the owner's unit and the unit below.

Protection. Boards may need to amend their CC&Rs to clearly define maintenance responsibilities for balconies and decks. In addition, boards should include maintenance guidelines in the Rules and Regulations. Finally, architectural guidelines need to be adopted prohibiting the installation of tile, carpet and other materials over the top of waterproofing membranes.

Contact us if you would like assistance drafting CC&R amendments and Rules.

Updated 7/30/2008