Boards should be aware that allowing owners to tile their balconies will cause water damage to the balcony, their unit, and the unit below.

Damage to Membrane. Tile is not a waterproofing system. Tile and the grout used to install tile are porous. As a result, water will become trapped between these materials and the waterproofing membrane underneath. This will void the waterproofing manufacturer's warranty and accelerate the breakdown of the waterproofing materials. The resultant seepage of water into the balcony structure will lead to wood rot and attract termites. Frequently, the damage is undetectable. Sometimes, the first sign of trouble is when the owner walks onto the deck and his/her foot goes through the flooring material. The structural repairs that follow are quite costly.

Water Drainage. Another problem caused by tile is that it reduces the amount of space between the top of the deck surface and the threshold of the sliding glass door. That means a heavy rain that overwhelms balcony drains will quickly spill over the threshold into the owner's unit and the unit below. In addition, it covers the weep screed in the stucco thereby blocking drainage from the walls, leading to water damage in the walls.

Protection. Associations should amend their CC&Rs to clearly define maintenance responsibilities for balconies and decks. In addition, they should include maintenance guidelines in their rules. Finally, architectural guidelines need to be adopted prohibiting the installation of tile and carpet, i.e., any materials that might be placed over the top of waterproofing membranes.

Tile Systems. Some associations are investigating waterproofing systems that allow the installation of tile with materials underneath that carry away the water once it infiltrates the tile. It may also require the installation of new flashing, re-sloping the balcony, installing new drains, and raising the threshold of the sliding glass door. If such systems are allowed, the owner should be required to sign and record a covenant obligating the current owner and all future owners for all maintenance and all damage that may result, and indemnifying the association.

RECOMMENDATION: If you need assistance drafting CC&R amendments, rules, or recordable covenants, contact us for a quote.