Balconies and balustrades: Safety features for residents

Balconies can be the source of serious, and sometimes fatal, injury, due to falls from balconies or by being hit by objects that fall from balconies. 

A balustrade is a row of small columns topped by a rail, generally along staircases and balconies. Faulty construction of the balustrade can lead to collapse or structural failure, particularly if there’s overloading, overcrowding, or deterioration. 

Other factors that contribute to falls may include: 

• Mechanical failure, such as the height of balustrades not being up to standard or the brackets holding the balustrades not being up to standard.
• Heavy impact and breakage of glass balustrades.
• Sitting on balustrades or placing weight on it when it’s not built to withstand this weight.
• Children climbing on balustrade rails or placing furniture and pot plants on the rails.
• Climbing between floors or other balconies.
• Slipping or tripping on the balcony surface then stumbling over balustrade.

As a preventative measure, building managers should set clear rules and undertake regular compliance audits. These rules should be regularly reviewed to ensure they have kept pace with changes in regulations and within the complex.

The National Construction Code (NCC) 2019 sets out specific guidelines for when balustrades are required and how they must be constructed. Balconies for apartment buildings (Class 2 Building) are dealt with in NCC Volume 1, Section D2.16.  

For example, a continuous balustrade or other barrier must be provided along the side of a balcony, deck or verandah “if the trafficable surface is one metre or more above the surface beneath”. 

Some of the main requirements for barriers include:

1. Barrier heights must be more than one metre above the floor. 
2. Any opening must not permit a 125 millimetres diameter sphere to pass through it. 
3. For floors more than four metres above the surface beneath, any horizontal or near horizontal elements between 150 – 760 millimetres above the floor must not facilitate climbing.
    

The above requirements are subject to change depending on where the barrier is located. Please refer to the NCC 2019 for more detail on barrier requirements.  

The NCC 2019 has requirements for wire balustrades that are significantly different to rigid balustrades. The code includes regulations for minimum wire tension, maximum allowable deflections, support post spacing and wire spacing for various wire diameters and wire lays. The maximum allowable wire spacing for a wire balustrade is 100 millimetres, but may vary depending on the factors mentioned above.

To reduce the risk of personal injury in relation to falls of people or objects from heights, management and other qualified persons should conduct an initial survey of the property including:

• Structural adequacy of balconies, particularly in older buildings.
• Condition of balustrades including structural adequacy of railing, posts and fittings, particularly in coastal locations where corrosion is a big issue. 
• Compliance of balustrade with latest NCC Requirements. Ensure that balustrades are installed where required.
• Monitor the activities of residents, such as their storage, equipment, furniture, pot plants etc. Point out anything that could be a potential hazard.
• Any windows on high levels from which a person could fall. These should be protected by security screens or should not be opened to more than 125 millimetres.
• Fixed furniture, pot plants, air conditioners should be at least one metre away from balustrades.
• Wet slip resistance testing of balcony surfaces.
   

These issues should then be further assessed, prioritised and controlled. The following ongoing procedures should be implemented:

• Communicate with owners/residents regarding the risks and issues.
• Regular self-inspections of structure and resident activities.
• Publicise rules regarding activities on balconies.
• Place warning signs or stickers on doors which provide access to balconies.
• Have a procedure for removal of all items from balconies when adverse weather such as storms or strong winds are forecast.
• Enforce that all installation or modifications must be approved by building managers and completed by qualified contractors.