Parapets and railings in condominiums: safety

Parapets and railings protect people from falls from height along stairs, walkways, balconies, terraces and openings of the common areas. For them to truly perform their function they must be of adequate height, resist thrusts and have no openings that can be passed through, in particular by children. In a condominium the maintenance of the common-area parapets is a duty of preservation: a rusted, loose or too-low element can cause accidents and generate heavy liability.

Height and safety spacing

The rules on the removal of architectural barriers and on building requirements, in particular Ministerial Decree 236/1989, set for parapets a reference minimum height and the requirement of not being passable by a sphere of a defined diameter, to prevent a child's body from passing between the vertical elements. In practice, parapets must be at least one metre high and free of wide openings or footholds that make climbing easier.

Structural strength

A parapet must resist the horizontal thrusts of those who lean on it or are pushed against it. The Technical Standards for Construction (NTC 2018) define the linear horizontal loads to be considered for protective elements according to the intended use of the environment. In condominiums with frequented common parts, such as stairs and walkways, these values are a reference for assessing the adequacy of existing and new railings, especially when renovations are carried out.

The most dangerous defects

Checks must focus on the signs of failure and the most common non-conformities.

• Loose or corroded fixings of the anchorages to the wall or floor slab.
• Rust and corrosion that weaken the metal uprights.
• Height below the safety level, typical of older buildings.
• Openings between vertical elements wide enough for a child to pass through.
• Horizontal elements that make it easier for young children to climb.

Individual works and common parts

The parapet of an exclusively owned balcony may also have a facade aesthetic function; the owner cannot modify it so as to impair the safety or the decorum, under Article 1122 of the Italian Civil Code. The parapets of shared stairs, walkways and terraces are common parts: their maintenance is the condominium's responsibility and the cost is shared under the criteria of Articles 1123 and 1124 when it concerns the stairs.

Liability and prevention

The manager has custody of the common parts under Article 1130 and is liable for damage arising from their poor maintenance according to the principles of the custodian's liability. It is therefore prudent to schedule periodic checks of the parapets, act promptly on defects and, in case of imminent danger, adopt the urgent measures of Article 1135 to make the area safe.

Scheduling the checks

Keeping a register of checks on parapets and railings helps to prove diligence and not to neglect works. With AmministraPro the manager plans the inspections, notes the critical points and files the quotes and records in an orderly way. The maintenance management features are described in /funzioni, while the plans with their costs are on the /prezzi page.