Balconies in a housing company: what to check and who is responsible

For residents, a balcony is a place for morning coffee and summer evenings. For the housing company, it is part of the facade and the load-bearing structure, exposed to rain, frost and sun all year round. That is why the board and shareholders should know how responsibility for balconies is divided, and record even small changes.

Why balconies take a beating

Water, snow and ice put a balcony under constant stress. The cycle of freezing and thawing is particularly hard on concrete. Furniture, flower pots and everyday use also wear the surfaces. A well-functioning balcony channels rainwater away from the structures and protects the facade from moisture. When the water does not drain away, the moisture load increases and damage starts to progress.

What to check

• cracks and spalling in the concrete, especially at the edges and on the underside of the slab
• rust marks, which may indicate corrosion of the reinforcement
• drainage: falls, drain outlets, standing water and water collecting in the corners
• the railings and their fixings
• the joints between precast elements
• wear on the surfaces.

Not every observation means a serious problem. When they are recorded with photos, the development can be followed from year to year.

A crack can let water reach the reinforcement

Most cracks in concrete are harmless, but some let water into the structure. When moisture reaches the reinforcement, it starts to rust, and rusting steel can break the concrete away. The damage progresses slowly, and by the time it is clearly visible, several balconies may need repairing. So the seriousness of a crack should not be judged by its size alone; where necessary, the cause is investigated with a construction expert.

Drainage

A balcony is designed so that rainwater drains away quickly. If water is left standing after rain, the moisture load increases, and in winter freezing puts further stress on the structure. A blocked drain outlet is easy to clear, but standing water over several years can lead to extensive damage.

Railings

If a railing moves, creaks, looks crooked or there is rust on the fixings, it is investigated without delay. Railings protect people, so safety-related repairs are not postponed.

Balcony door

A balcony door that does not close properly lets draughts and moisture into the structures. Over time, adjustment alone is no longer enough. Check whether the door closes properly, whether the seals are intact, whether the lock works and whether there are signs of moisture near the threshold. Read more about balcony door maintenance.

Who is responsible for the balcony

Under chapter 1, section 3 of the Limited Liability Housing Companies Act (asunto-osakeyhtiölaki), a balcony that can only be reached through the apartment forms part of the apartment. The company is nevertheless responsible for the balcony’s structures, and under chapter 4, section 2 it must maintain the building’s exterior surface, including at a balcony occupied by a shareholder.

The shareholder’s task is to look after the balcony with care. This usually includes cleaning, clearing snow and keeping the drain outlets open. Solutions that the shareholder has acquired themselves, such as a floor coating installed later or balcony glazing, are usually their responsibility unless the company has taken them on. The exact division is checked in the articles of association and the division of responsibilities table; see division of responsibilities in a housing company.

Balconies and apartment values

Buyers almost always look at the balcony. Damaged balconies make them think about future renovations, while well-kept ones show that the whole building has been looked after.

Checklist for the board

• Find out when the balconies were last inspected and whether a condition survey has been carried out on them.
• Include the balconies in the regular building walk-through.
• Record cracks, spalling, rust marks and drainage problems with photos.
• Ask residents how the balcony doors work.
• Investigate any observations about the railings immediately.
• Take the need for balcony repairs into account in the maintenance needs report.

When the same things are checked in the same way every year, changes are noticed earlier and repairs can be timed sensibly. More on the topic in the article preventive maintenance in a housing company.

Source: Limited Liability Housing Companies Act 1599/2009, Finlex (in Finnish) (opens in a new tab).

This article provides general information and does not replace case-specific legal or technical advice.