Preparing safety case reports: Structural - balconies
Help to prepare safety case reports
This information is for Accountable Persons (APs) of high-rise buildings to assist them in preparing safety case reports including balconies for Building Assessment Certificates.
The safety case report must demonstrate that all reasonable steps have been taken to prevent building safety risks happening from balconies and reduce the seriousness if they do.
Balconies in high-rise buildings
An issue with a balcony may not mean there is a structural problem with the building as a whole.
But it may indicate a wider problem that might need further investigation.
Problems with a balcony may also be an issue for those in the flat concerned or those below/around the building.
Although not necessarily covered by the Building Safety Act, such problems should be investigated and put right.
Scenario
Problems have been identified with one or more balconies. It is likely that residents of affected flats will raise any issues.
They could also be noted during inspections of the property as part of the tenancy agreement.
Or during checks when residents move out and new residents move in.
Background and possible reasons
There are a number of issues that could be raised.
These include:
- Spalling of concrete. Spalling is different from cracking
- concrete spalling is when a piece of concrete breaks away from the main structure
- a common cause for this is corrosion of the steel reinforcement
- balconies seem ‘bouncier’ or seem to be moving. This is sometimes called deflection
- handrails move or are corroded or gaps have developed where they join the wall
Short term responses
The first thing to do is investigate the issue and what has caused it as soon as possible.
It is likely you will need to use a specialist such as a structural engineer to help you.
You may want to consider recommending residents of affected flats and those immediately below do not use their balconies until they can be assessed.
What you need to do will depend on the result of the assessment. If you haven’t already done so, it might be necessary to recommend some balconies are
not used until work is completed.
You could also recommend residents remove items stored on balconies. But only if it is safe to do so.
If there is a risk that a balcony or part of one could fall from the building, you should consider blocking off the area below to protect people walking past.
You may also want to contact the local council or your insurance company.
Additional responses
You may need to inspect other balconies or other parts of the building.
The action required could include:
- you might not need to do anything else
- monitoring or minor repairs may be needed. But balconies can continue to be used in the meantime
- urgent or extensive work may be needed. One or more balconies may not be safe to use in the meantime
Whatever is needed, you should prioritise what to do and make plans to do it.
You should record what you have done and the evidence for your decisions.
Ongoing management
Make sure you have a system in place for inspecting and maintaining balconies.
The designer, supplier, installer or a specialist will be able to help you decide what is needed.
Other practical examples
- Internal
- Resident engagement
- Structural
Other useful information
- Safety case report – GOV UK guidance
- Preparing a resident engagement strategy – GOV UK guidance
- Fire safety in purpose-built blocks of flats
- Safety in high-rise residential buildings: accountable persons – GOV UK guidance
- BSR to introduce more proportionate and targeted approach for higher-risk building assessments – GOV.UK
Building safety guidance and resources
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