Age and type of house

The joists under an Edwardian balcony are boxed in. What rating can those joists honestly carry?

Only a comment on the boxing, or not inspected if the joists themselves were hidden. Joists under an Edwardian balcony that are boxed in were not exposed, so they cannot honestly carry rating 1 as if someone had seen sound timber. The surveyor can rate the deck, the rail and any stain on the boxing. Timber inside the box stays unseen. Not inspected means not inspected. Hidden joists are not shown to be sound because the paint on the soffit looked even.

Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.

What is the fuller explanation?

Edwardian balconies often have timber joists cantilevered or built into the wall, then lathed or boarded underneath so the street sees a flat soffit. The board is what gets painted. The joist ends, which are the usual place for rot where they meet wet masonry, stay covered. A surveyor can see bounce in the deck, soft boards, rusty rails and staining that might track a leak. They cannot grade the unseen timber as free of repair. Rating 1 means no repair is currently needed. That sentence requires a look at the thing being rated.

If the report has given the joists a number, ask whether the boxing was opened. If it was not, the honest mark is not inspected, with a separate note on the parts that were visible. Do not pull the soffit down on a viewing. Fitted coverings and fixed panels stay in place on a standard visit. A specialist with the seller's consent can open a small hatch. Until then, budget talks and lender talks should say the joists were not seen, rather than borrow a cheerful rating from the handrail.

What should you ask your surveyor?

Was any board lifted so a joist end could be seen, or did the boxing stay closed?
Which balcony parts did you actually rate: deck, rail, soffit, or the joists?
If the joists were hidden, have you marked them not inspected?

What are the typical next steps?

Do not tell a joiner the joists were passed if the box stayed on.
Ask the firm to separate the visible balcony from the hidden timber.
If the deck feels soft, get that looked at before you commit, without opening the soffit yourself.

Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.

Also asked about this

Can rating 1 on the rail cover the joists?

No. Rating 1 means no repair is currently needed for the element it is attached to. Hidden joists are a different element.

Is a stained soffit proof the joists have rotted?

No. It is a stain. It is a reason the unseen timber should not be called sound, not a measurement of decay.