The Common Problem Facing Strata Buildings
In many older strata buildings, balcony balustrades have reached the point where they no longer meet current safety expectations or building standards, and in some cases are visibly deteriorating. When medium to large consulting engineering firms are engaged to assess the situation, the recommended solution is often a comprehensive upgrade that goes well beyond the balustrades themselves.
These firms are understandably focused on reducing professional liability risk, particularly in the current regulatory environment. As a result, they often recommend technically robust, fully integrated solutions.
This typically includes full replacement of balcony waterproofing, new screeds and tiles, and, in many cases, modifications to door thresholds or even replacement of balcony doors. While this approach is technically thorough, it is often very expensive and simply not affordable for many Owners Corporations.
As a result, many committees are left in a difficult position — aware of the safety and liability concerns, but unable to proceed with the full recommended scope of works. In this situation, a staged approach can provide a more practical alternative. This involves addressing the immediate safety issue first by replacing the balustrades, while allowing the more complex and costly works to be carried out later over time as funds become available.
The Staged Approach Option Explained
In practice, staging can be approached in two different but complementary ways.
Staging the Scope of Works
Instead of treating the upgrade as a single large project, the works can be broken into logical stages.
For example:
- Stage 1
Replace existing balustrades to address the immediate safety issue - Stage 2
Carry out waterproofing, re-screeding, re-tiling, and any required threshold or door modifications
This allows the Owners Corporation to prioritise safety while deferring major expenditure.
Staging Across the Building
The second approach is to stage the works across the building itself.
Rather than upgrading all balconies at once, the Owners Corporation may:
- prioritise balconies in the worst condition or presenting the highest risk
- replace those first
- complete the balance of the works gradually over time
This can significantly reduce the immediate financial burden on owners while still working toward a consistent final outcome for the building.
However, staging needs to be properly assessed, as every building has different structural and construction characteristics.
Which Buildings Is This Approach Suitable For?
It is important to note that this type of staged approach is not suitable for all buildings.
In our experience, it is most applicable to mid-century strata buildings, typically constructed between the 1950s and 1990s. These buildings are commonly two, three or four storeys high and are often referred to as “three-storey walk-ups” due to the absence of lifts.
They typically feature:
- relatively thin concrete balcony slabs
- simple construction methods
- original wrought iron-style balustrades
This combination of limited slab thickness, ageing materials and outdated detailing often makes full upgrade solutions complex and expensive, and where a staged approach can be most relevant.
Compliance With Building Codes and Legislation
While this approach introduces flexibility, it is not a shortcut or an attempt to bypass proper process.
All work still needs to be:
- properly designed
- appropriately documented
- compliant with relevant standards and legislation
A suitably qualified structural engineer must be engaged to:
- review and certify the balustrade design
- assess the suitability and condition of the existing concrete slabs
- determine appropriate fixing methods
This ensures the new balustrades meet required safety and load performance standards, and that Stage 1 works do not compromise or limit future upgrades.
In many cases, where the appearance of the building is being changed — for example, from original wrought iron balustrades to a new system — a Development Application (DA) may be required, and a certifier may also need to be involved.
Next Steps for Strata Committees
For committees considering this type of staged approach, the first step is simply to establish whether it is potentially viable for their particular building.
Step 1: Preliminary Inspection
A practical and cost-effective starting point is a preliminary site inspection and report focused specifically on the existing balcony balustrades and their condition.
JB Wrought Iron can carry out this inspection and prepare a structured report documenting:
- the condition of existing balustrades
- typical fixing methods currently in place
- general observations of balcony slabs and configurations
- any visible issues that may affect replacement options
This preliminary report is not a structural or compliance report and does not provide engineering advice. Its purpose is to document existing conditions clearly so that they can be reviewed by a structural engineer.
Step 2: Structural Engineering Review
A structural engineer can then:
- review the preliminary report
- carry out their own inspection if required
- assess slab suitability
- advise on fixing methods
- determine whether a staged approach is viable
- identify any constraints early
Step 3: Make an Informed Decision
This two-step process is typically more cost-effective than engaging a structural engineer to undertake a full inspection from the outset, while still ensuring that all decisions are ultimately based on proper engineering input.
It allows the Owners Corporation to:
- understand their options early
- avoid unnecessary upfront costs
- move forward with greater confidence
Final Note
A staged approach will not suit every building. However, for many mid-century strata buildings, it can provide a practical way to:
- improve safety
- reduce immediate financial pressure
- and plan upgrades over time
If you would like to explore whether this approach may be suitable for your building, an initial site inspection can provide a clear starting point and help identify the most appropriate pathway forward.