Wood-framed balconies, decks, and other exterior elevated elements (EEEs) are common features in many buildings, providing valuable outdoor space. However, these structures harbor a hidden danger that property owners and managers cannot afford to ignore. Unlike concrete or steel which may show visible deflection before failure, wood can fail abruptly and without warning.
The primary threat to wood-framed EEEs is water intrusion. Water often finds its way into the structure at complex material intersections, such as the deck-to-wall transition or door thresholds. Once water breaches the waterproofing and flashing, it can become trapped within concealed areas, particularly in the sheeting and in contact with the tops of wood joists. This trapped moisture leads to rot, compromising the structural integrity of the wood framing, especially at critical load-bearing points near the building where the structural load is greatest.
The most alarming aspect of this deterioration is that it is often completely hidden from view. Exterior cladding like stucco or siding conceals the wood framing, preventing visual detection of significant rot or damage. What may appear sound from the outside could be severely compromised within.
The consequences of overlooking this hidden danger can be tragic. The collapse of a balcony in Berkeley in 2015, which resulted in multiple fatalities and injuries, serves as a stark reminder of the potential for devastating failure in deteriorated wood-framed EEEs. This event highlighted that a purely visual inspection of the exterior is simply not enough to assess the safety of these structures.
Therefore, close inspection of the concealed framing components of wood-framed EEEs is essential. Relying solely on what is visible from the exterior is below the standard of care for evaluating these structures. Inspection methods that allow for the assessment of the load-bearing components, even when covered by cladding, are necessary for a proper evaluation.
Experienced professionals, often with a background in construction forensics, possess the knowledge and tools to perform these critical inspections. They understand where deterioration is most likely to occur and how to effectively investigate concealed areas using techniques that can minimize invasiveness while providing vital information about the structural integrity of the EEEs.
Ignoring the potential for hidden deterioration in wood-framed balconies and other EEEs is a significant risk. Proactive, in-depth inspection is a vital step in ensuring the safety of your property and preventing potential tragedies. Don't wait for visible signs of distress; by then, it may be too late.
Take action today to ensure the safety of your wood-framed exterior elevated elements.