New York's Cooperative and Condominium Community

Habitat Magazine Business of Management 2021

HABITAT

BUILDING OPERATIONS

HOW NYC CO-OP AND CONDOS OPERATE

Spotlight on: The Basics of General Building-Facade Maintenance

New York City

Aug. 19, 2014

Because it usually lasts for more than a century, brick is the most prevalent building substance in New York City. Mortar, however, deteriorates quickly, especially in high-exposure locations along rivers. The most obvious sign of mortar trouble: loose bricks. In many cases, they fall out at comers and along the tops of walls.

The best method of spotting deteriorated mortar before the bricks fall out is to take a pen or screwdriver and scrape lightly at a small patch of mortar. If more than half an inch of it below the face of the brick crumbles, away, you need new mortar. Replacing the mortar is called pointing. In a well-executed, careful pointing job, all of the old mortar between the bricks is removed and replaced with fresh mortar.

Stone Age

Take a screwdriver or 

 pen and scrape lightly

at a small patch of mortar.

Limestone or sandstone appears on hundreds of facades throughout the city. It can last as long as brick, so again look for deterioration in the mortar between the slabs. Stone should be repointed as often as brick. A common problem with stone in general, and limestone in particular, is algae, which usually grows on the outer surface. Algae not only turns the facade green, it also erodes the stone. The best solution is a professional cleaning with herbicides. In addition, stone slabs can develop '''stress'' cracks on the surface. These must be pinned to stop them from spreading.

Brownstone is an attractive facade — and the most difficult type of sandstone to preserve. Brownstone, which does not repel water, is brittle and tends to dissolve. And because it falls apart, cleaning it is nearly impossible. The only viable preservation methods are pointing or replacing it with another, more durable material. (The latter is not allowed in historic districts, however.)

In examining the exterior walls, also take a close look at the numerous "trouble spots" around a building, particularly where water accumulates: coping stones, flashing, lintels and window frames. A comprehensive waterproofing job should include repairs in these areas. Otherwise, repointing can be worthless.

 

For more, see our Site Map or join our Archive >> 

Ask the Experts

learn more

Learn all the basics of NYC co-op and condo management, with straight talk from heavy hitters in the field of co-op or condo apartments

Professionals in some of the key fields of co-op and condo board governance and building management answer common questions in their areas of expertise

Source Guide

see the guide

Looking for a vendor?