Budgeting for Deck and Balcony Maintenance in Washington Condominiums
In Washington state, decks and balconies are a significant expense for condominium associations. Proper maintenance is crucial to avoid costly future repairs and replacements. We have found that decks and balconies are an area of significant expense particulair if the association has not been doing regular inspection. In fact next to elevators, decks and balcony’s can be a much larger expense than budgeted for.
A common mistake is for Boards to interpret “limited common element” as the association being responsible for replacements but not ongoing maintenance. While this may seem like a good compromise, it often leads to problems. Regular inspections, touch-up painting, and minor repairs are essential to prevent water damage and safety hazards. When unit owners handle these tasks themselves, they may be neglected, delayed, or done incorrectly. This can lead to significant water intrusion and structural issues that go unnoticed for years.
The consequence of poor maintenance is a dramatic increase in project costs. What could have been a refurbishment project every 20-25 years becomes a full replacement of the entire decking system, along with repairs to water-damaged siding. Replacement costs can be double or triple those of repairs. When reserve studies are conducted, analysts consider past maintenance practices. If unit owners are responsible for maintenance but the association handles replacements, the study will likely recommend full replacements due to the anticipated deterioration.
The most cost-effective solution is for the association to handle all deck and balcony inspections and maintenance. This includes painting, inspections, and repairs. The cost is significantly lower compared to future large-scale replacements. Ultimately, the association can potentially save unit owners money by taking on this responsibility. Depending on the governing documents, a board vote may be required to change the interpretation of maintenance responsibilities. Open communication with residents about the long-term financial impact is crucial.
Regular maintenance is vital for extending the lifespan of decks and balconies. While unit owners can be responsible for maintenance, associations should carefully consider the long-term financial implications of this approach. Ultimately, clear communication and proper budgeting for maintenance are essential to avoid costly repairs down the road.
