Hello,
I have a tri level townhouse. It has 7.1 foot balconies with wooden oregon beams painted brown. Three horizontal beams on each level of the two upstairs levels. There are three other townhouses in the block. The wood is rotten so we need to replace and paint all 24 beams of wood. Apparently it is not possible to buy Oregon any more in that length and most other woods will warp given the length required and the small number of supporting rods.
Rather than replacing and painting the wood, I think that it would add more value to the property if we replaced the wooden beams with a single sheet of glass or three on each balcony.
My question is:
What is the cheapest way of replacing wooden beams with glass? Who should I get a quote from? The property is in North Caulfield in Melbourne, Victoria. Also, had anyone done this before and what advice can they give?
Thanks.
Timber as you have described it probably will not meet the current code so you wouldn't find anyone who would be able to certify it as complying with the Aust Standards.
Look up balustrading in the yellow pages.
With all due respect… I would have thought that on a website for property experts about property investing… where people pay $10,000.000 for coaching by "mentors" I would have received a more productive reply than:
"Look up balustrading in the yellow pages".
I google searched "balustrading" and the "in thing" seems to be frameless glass…
A balcony, by definition must incorporate a balustrade of some description. It provides safety and peace of mind. Our frameless balustrades are popular for upper story balconies as they allow an uninterrupted view. There is no point having a balcony if one cannot enjoy the view from all angles…. blah blah blah
Rhys, my contacts tend to be Sydney centric. Unfortunately some of my contacts (like railex & new era balustrading) don't go that extra mile. Doing your research does involve google, yellow pages, word of mouth, vcat (and my little black book) etc.
property experts? yes they are here
balustrade experts? look up the yellow pages
Scott no mates was spot on with his advice.
With a vague question you cant expect more than a vague answer, photos? measurements? access? scaffold required? repairs to existing surfaces? waterproofing requirements?
There are a few places that can supply stainless steel balustrade with clamp type fittings which hold the glass in place. I found it cheaper to source the balustrade and glass seperately and install it myself. Only attempt it yourself if you have the necessary skills and equipment.
WHERE DO I SOURCE THE MATERIALS FROM???????
I wouldn't be putting a a balustrade myself unless I knew what I was doing. If you don't get it put up correctly (ie to meet the AS 1170.1 2002), if it doesn't comply you are likely to be sued.
I was aware of a case a few years ago where a timber staircase failed some 30 years after construction however since the builder and architect were still operating they were sued as joint secondary respondents, the first respondent was the owner who failed to undertake any maintenance on the stair. As a result of the failure, there was one dead body, 2 undertakers and a nurse all at the bottom of the collapsed staircase, they were taking a corpse out of a building at the time.
amazing…thanks for the tip
Rhys_Roberts wrote:I google searched "balustrading" and the "in thing" seems to be frameless glass…Rhys, 2 things spring to mind:
1. Is your townhouse part of a strata scheme with a body corporate that either (a) you need permission from to do this as it affects the external look of the building or (b) should be paying for this work, not you personally – or at least out of the sinking fund
2. Frameless glass is quite expensive – think swimming pool fencing – mega bucksThere is a body corporate but we are all putting money in and doing the front of all four units. I am surprised that no one can specifically recommend a good glass supplier in Melbourne.
nobody knows a good glass supplied in Melbourne for balconies?
Generally you would subcontract the lot to a balustrade manufacturer – I wouldn't bother taking the risk with trying to get your own installation certified by an engineer. What do you save when a kid falls through a non-compliant railing?
If you are going to DIY then any glazier will be able to supply the glass and the patch fittings.
Tools
Tools wrote:If you are going to DIY then any glazier will be able to supply the glass and the patch fittings.Tools
They will only certify that their glass meets the AS not the installation (they cannot certify something that they haven't installed)
Scott have a good advice how it can be done. Little bit further more. If you want balustrade look nice and no worry about cost, go for architect special design to match existing building with proper engineer calculation to satisfy all safety requirements. Otherwise, go for some pre-design system specified by well-know manufacturer. They normally have good cost effective system to suit your need. Their insurance will cover you when something go wrong. The danger bit mostly is the post/glass base fixing. Underneath nice single sheet of glass you see in the new house nowadays, a big chunk of steel angle/rail cast-in concrete to keep that nice thing stand strong. It is very expensive.
I can't believe this.
Can someone please recommend a specific person or company that is cheap and good at doing glass balustrades in Melbourne?
In one week no body has recommended a single person. I find this extraordinary.
If you asked me to specifically recommend someone for a specific legal problem I could do so in minutes. Why? Because I know about law. People here are meant to know about property. I really don't know why someone among all these property experts can't simply recommend someone. It makes no sense.
Thank you all for providing comments, advice and suggestions. My frustration is not directed at anyone personally… except perhaps those people that keep asking me to pay thousands of dollars for seminars but then don't answer simple questions like the one above.
You are asking something that most people would not have dealt with.It isn't as if you are asking for a plumber. Speak with Bachi at Aluline 9359 0200
Thank you Tools. Much appreciated.
Rhys_Roberts
Your problem or suggested improvement is something I have thought about but was unable to find any real advertising for in the past also. In the end I just painted the old wood and left it as is ( the wood wasn't too bad ).My suggestion if you get no positive leads – maybe go to new townhouses or new houses with balconies and look at them, then ask the builder who made it and for a contact. Its probably a very specialised job, but obviously someone must have done these jobs. Come on people think, help the fellow out, maybe its an opening for a business for an out of work builder or metalworker or glasser ??
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