Should I Put A Balcony Deck On The Exterior Of My Custom Home?
Above: 2nd floor exterior balcony deck
Above: 2nd floor deck with 3/8" tile flooring and concrete balustrade railing.
No! For the purpose of this discussion I'm referring to any exterior, 2nd floor deck without a roof covering and a minimum of a 2’ overhang, a balcony deck. A balcony that is designed to get wet during a rain storm. Builders hate them.
A balcony deck is an area where it's designed for you to walk on and use it as an exterior living space. If the balcony deck is covered entirely by a roof, has a 2' overhang and is well protected from the weather it's acceptable. On the other hand, if it's not covered by a roof and exposed to the weather it's a leaker. Why do I say, Custom Home Builders hate these roofs? They all leak. Usually, not when the roof is first installed but over time. If you have one on your home you will learn to hate it too!
Let me explain further. Honestly, my mind isn't frozen in concrete and unwilling to try new things. I adapt to new things every day. My world is constantly changing and I love new technology. On the other hand, experience teaches me if you can't put lipstick on a pig, it's still a pig! There are some things that are just bad ideas. Sure, every few years they develop a new product that is the best thing since sliced bread until it isn't. A balcony deck in the Orlando area with all the rain that we get, is just a bad idea, period. My 30+ years of experience teaches me this. Orlando isn't Arizona!
Remember, a Builder only has to stand behind what he builds for a short period of time. If he tells you something is a bad idea, you should listen to him. In the long run, you the owner will have to live with that bad idea.
Exterior balcony decks, the hair stands up on the back of my neck even as I type this. Ok, if you want one on your house or the Architect tells you he draws them for plans all the time, I have a job for you. Tell the Architect to provide a list of addresses where he's designed houses and the decks are older than 10 years. Call or visit 5 of those homeowners. If they all tell you they've had no problems with there decks then hire their Builder immediately.
Above: Replacing a 5 year old balcony leaking balcony deck.
Next, if you interview an Architect to draw your dream house plans I have another test for you. Tell him you want a deck on the second floor over your master bedroom and see what he says? If he tells you sure, no problem, run. Stop all discussion and just walk out the door. You've learned something very valuable. If your Architect will draw that detail on your dream home plans, he will draw just about anything. No matter if it's a bad idea or not. He's not the Architect for you!
An exposed deck over a living space is all the proof you need of a Builder or Architects incompetence. That roof is going to leak! It will be bad enough if it leaks over your lanai but a nightmare over a living space.
Ok, still not convinced? Call three Central Florida, State Licensed, Roofers, tell them you are designing your new home with a 2nd floor balcony deck and ask them if it’s a good idea? Guaranteed they will advise you not to do it. If you just moved to the Central Florida Area and looking for a home design, style or feature like you had somewhere else in the world and you don't see it here, that should give you pause...... There's probably a very good reason you don't see it here. It's time to ask a lot of questions and listen carefully. It's possible that idea hasn't quite made it to Central Florida but not likely. There might be a very good reason you don't see it here. There's a fine line between the cutting edge and the bleeding edge.
Well, I've said my piece as far as 2nd floor balcony decks are concerned, now it's your turn.
Have an awesome day!
Mike
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