Refurbishment of Three Balconies in Balgowlah Heights

The total project cost was in the range of $220,000 to $240,000 and ran on a cost-plus arrangement. That covered the full refurbishment of three balconies, including demolition, structural engineering and remedial framing, Optiseal OC2100 sheet waterproofing, a Maximus Junior pedestal paver system, 45 linear metres of frameless Starphire glass balustrading, 95m² of new Aquachek moisture-resistant ceilings, three VELUX FCM skylights, a new Colorbond roof over the first-floor balcony, a 5kW split system air conditioner to the lower rumpus room, a new front door, and all electrical, plumbing and drainage works. Older balconies with failed waterproofing tend to hide more work than they show, which is why we spec a structural engineer review after demolition. To see how we scope and price projects like this, read about how we work or book a free planning call.

Two things flagged this as a full rebuild rather than a cosmetic touch-up. First, the original tiled surfaces sat flush with the internal finished floor level, which gives water nowhere to go and almost always ends in a failed membrane over time. Second, early inspections suggested there was no proper screed bedding beneath the tiles, which meant the falls and drainage were never set up correctly in the first place. Once we stripped things back, a structural engineer was brought in to confirm the condition of the timber framing and sign off on the waterproofing and drainage approach. This is a common story on older Sydney homes with timber-framed balconies, and it is why a proper inspection and clear scope matter before any work starts. For our approach to unknowns like these, see how we work.

A pedestal paver system uses adjustable plastic or rubber pedestals (in this case Maximus Junior units) to support pavers above the waterproofed deck, leaving a small gap underneath. Water drains freely through the joints, across the membrane below, and out to the balcony drainage points. Because the pedestals are adjustable, the finished floor can be set perfectly level even when the slab or substrate underneath has falls built into it. The pavers can also be lifted later if the membrane ever needs to be inspected or repaired, which is a major advantage over traditionally-bedded tiles. The overall result is a level, durable and serviceable balcony floor that protects the waterproofing underneath.

After demolition, the timber frame is inspected for rot, damage or non-compliant framing and any remedial carpentry is carried out. Drainage points and falls are then set up so water is directed away from the building. A sheet waterproofing membrane (in this project, Optiseal OC2100 self-adhesive butyl sheet reinforced with nonwoven polyester) is applied across the deck, all joints, drainage points and movement-prone areas. A protection and drainage layer sits on top of the membrane to prevent damage during tiling works and to help move water to the drains. Only then is the pedestal paver system installed. The balustrade fixings, wall junctions and penetrations are also flashed and sealed so water cannot track behind the waterproofing. It is a multi-trade sequence that has to be done in the right order by people who have done it before.

The project ran for approximately 10 weeks from start to finish. That covered scaffold setup, demolition of all three balcony floors and the plasterboard ceilings beneath, structural engineering inspection and remedial framing, waterproofing, new drainage through the floor framing, the new Colorbond roof and VELUX skylights above the top balcony, installation of 45m of Starphire glass balustrading, pedestal pavers across all three levels, new ceilings, electrical rough-in and fit-off, the front door replacement, the new AC bulkhead and split system in the rumpus room, a detailed clean and final handover. For more on how we sequence trades and keep a complex project like this on track, see how we work.

The most common warning signs are water marks, bubbling paint or sagging ceilings in the room below the balcony, grout or tile movement, rust stains around drainage points, and any sign that the balcony tiles sit flush with the internal floor level. If the balustrade posts are rusting at the base or the handrail feels loose, that is another indicator that the fixings have been compromised by water. If you see any of these on a Northern Beaches or North Shore home, the safest next step is an on-site inspection so we can see what is happening at the substrate level. Get in touch through our contact page or book a free planning call and we will take a look.