Façade defects · Fire risk
Combustible balconies and attachments: causes, risks and repair.
Why balconies, walkways and other attachments matter in a fire, how they are assessed in a FRAEW and an EWS1, and the options when they are combustible.
| At a glance | |
|---|---|
| What it is | Balconies, walkways, screens or shading made with combustible materials, such as timber decking. |
| Main risk | Fire can spread from balcony to balcony up the building, especially where they are stacked. |
| Common on | Residential blocks of the 1980s to the 2010s, and low-rise riverside and courtyard schemes. |
| Usually spotted by | A fire risk assessor, a FRAEW or an EWS1 survey. |
What counts as an attachment
Attachments are the things fixed to the outside of the wall: balconies, walkways, brise soleil, solar shading, screens and signage. Their decking, joists, soffits and balustrade infills can be combustible even when the wall behind is not. Since 2018, the law has required specified attachments such as balconies on many residential buildings over 18 metres to be built from non-combustible materials.
How to recognise it
- Timber or composite decking, joists or soffits.
- Laminate or plastic balustrade panels and privacy screens.
- Balconies stacked directly above each other.
- Residents' items: artificial grass, screens, furniture, storage and barbecues.
Why it happens
- Timber chosen for appearance and cost at design stage.
- Additions by residents over the life of the building.
- Replacement decking fitted without checking the material.
Why it matters
- Fire spread. A fire on one balcony can spread to the flat above and its balcony.
- EWS1. The EWS1 form deals with attachments separately: Option A2 and A3 cover buildings where attachments include combustible materials. See EWS1 ratings explained.
- Not automatically a failure. Height, layout and escape routes all affect whether timber balconies need to change.
How we investigate it
We survey every balcony and attachment type, identifying the decking, structure, soffits and balustrades. We record where each sits in relation to windows, doors and escape routes, and note residents' items. The attachments are then appraised to PAS 9980 with the walls, so the FRAEW gives one answer for the whole façade.
How it is put right
- Replace timber decking with non-combustible decking, such as aluminium.
- Replace combustible screens and balustrade infills.
- Manage residents' items through the fire risk assessment and building rules.
- In some buildings, no works are needed once the risk is appraised.
From our investigations
Examples from our own work. Client and building details are withheld.
See our published case studies
What to send us
The address, height, photos of the balconies, any drawings and the fire risk assessment. Email enquiries@mtconsult.co.uk, use our contact form or call 0800 048 5229. We typically respond within one working day.
Frequently asked questions
Do timber balconies have to be replaced?
Not always. It depends on the building's height, layout, escape routes and the rest of the wall.
Which EWS1 option covers balconies?
Option A covers attachments: A1 where there are no combustible attachments, A2 and A3 where there are.
Can residents be told to remove items?
Yes, through the fire risk assessment and the building's management rules.
Related
Talk to us
Questions about your balconies?
Our in-house contracting team provides the access and opening-up, so you have one point of contact.