Because of the heavy assessment costs this would involve, most of our owners would prefer going with the band-aid approach and patch the cement for the next five years until we have enough in our reserve account to pay for the balcony replacements.

The question is: Would this damage our structural support to postpone major repairs for 5 more years? Have you spoken to others facing this similar problem.

All the best and I hope to hear for you in time for our mid-August meeting.

P. T.

You are aware that I do not have enough information regarding the current condition of your balconies - so I have to defer to the structural engineer who says that they must be removed and replaced.

Usually, cracks like that are the result of steel corrosion inside the concrete.  From his solution I understand that the rebar is still salvageable.  Most likely, it will no longer be this way after 5 more years of exposure.  Patching will not stop the corrosion.  Ironically, it might actually accelerate the rate of corrosion because of the extreme variations in alkalinity between old concrete and patches.  (note: that high alkalinity is what protects the rebar from corrosion in the first place.  Sea salt and water cause reduction in concrete alkalinity over time.  Most likely, your concrete is close to pH 10 by now compared to pH 12 for new concrete.)

That leaves the option of leaving the balconies alone for a while longer and hope things do not get much worse, or replace immediately before the rebar is ruined.  Patching is not an option in your case and be wary of anyone who tries to sell you the magic patching material.  I have seen it too often when patched concrete corrodes much faster.

If you decide to wait, the rebar corrosion may not be a total disaster.  It is always possible to add new rebar later for a small premium over reuse of the old rebar.  Your concern should be accidents where concrete chunks or whole balconies drop down without warning.

I suggest you get estimates from a few contractors and ask for both options - reuse or replace rebar.  You should probably consider using corrosion resistant rebar (epoxy coated) which is VERY expensive...

Good luck

Thanks for your prompt and informative response.  I was hoping that your answer would buy us more time -- but it doesn't appear to be the case.

You have raised one question, however, when you discussed options. We do have the option -- through the licensed engineer we hired -- of actually going for a  patch. But the price he quoted us for the patch was so similar (nine thousand as opposed to ten thousand per balcony) that we thought it best to go for the total replacement. That's because the equipment mobilization, removal and subsequent replacement of all the screening etc. really boosts the price when dealing with large concrete construction companies as I understand it.

But if we initially go the single concrete mason route -- without the engineer --  we avoid having the 'extra' construction costs and screen replacements added on.

We are still looking at total balcony replacement down the road, but does this added bit of info help you in arriving at your decision?  Or does your original decision still stand?

All the best, P.T.

By the way, I did not get the "screening" thing.  Does not sound like a "job expense" item.

Best,

 P.T.