In late 2024, the VBA led an inspections blitz targeted at balcony non-compliance that could lead to water ingress. This is part of an ongoing regulatory focus to protect consumers from the harm caused by water ingress.
Balconies are especially vulnerable to water ingress due to non-compliant designs and insufficient waterproofing.
VBA Authorised Officers inspected more than 120 apartment buildings with concrete balconies under construction because our data tells us these pose a risk to consumers.
What we found
The inspections revealed some common themes, including:
- Inadequate documentation – There was minimal access to plans on site, or missing documentation.
- Missing or inadequate overflow provisions – This increases the risk of water damage and mould growth.
- Poor waterproofing – Membrane issues such as insufficient thickness and bubbling were common.
- Water pooling – Balcony floors lacked proper gradient, causing water accumulation under paver systems.
The common building issues found included a lack of freeboard and the vertical terminations of membranes, waterproofing-related non-compliances such as bubbling, insufficient gradient of the balcony floor and the upstand height of the waterproofing and a lack of technical data or specifications regarding the waterproofing method applied.
The common plumbing issues found included a lack of documented overflow provisions or no overflow at site and the building deviating from the approved plans prior to obtaining an approved amended design
What we did
Fast fixes with the VBA's Direction to Fix power
During the blitz, Authorised Officers used the VBA's Direction to Fix (DTF) power when they found non-compliant work.
A verbal DTF was issued to practitioners instructing them to correct the non-compliance. This was positively received by practitioners, who were given on-the-spot feedback and guidance to improve their practice and make the work compliant, at no cost to the consumer.
In one example, a verbal DTF led to a building practitioner promptly removing embedded plasterboard before more work had progressed on a balcony.
Information for practitioners
- Be proactive – Communicate with VBA Authorised Officers during site visits to clarify compliance expectations and resolve potential issues collaboratively.
- Have your plans ready – Ensure all plans and specifications for waterproofing and drainage systems are complete, accessible, and compliant. Missing documentation increases the risk of non-compliance and liability.
- Get the overflows right – Include clearly sized and positioned overflow provisions in designs to prevent water accumulation and structural damage. Properly sized and positioned overflow provisions will prevent costly damage and protect the consumer.
- Waterproofing done right – Verify that membrane thickness and application methods comply with AS 4654.2, manufacturer instructions and incorporate over flashing at vertical terminations to ensure durability.
The VBA has published a Practitioner Guide with information about commonly occurring issues related to water ingress on balconies and prevention activities.
Information for consumers
Homeowners, tenants and property owners should regularly check and maintain any balconies, decks and balustrades. If not properly built and maintained, they have the potential to be a serious safety risk.
