1:05 PM 01/06/2012
We're looking at buying a brownstone (just for something new on these boards), and I've got a couple of questions re: work likely to be needed on the facade and stoop.
The facade appears to be old brownstone, though with a poor paint job which is starting to peel or flake off in places. The underlying detail is mostly intact, though has been lost in a couple of patches. Most concerning for me is that there are a few spots where I've seen cracks in running up the side of a piece (from the base, perhaps 1/2 inch back from the face).
I'm pretty sure that a full restoration will be beyond our means at this stage (indications on the forum seem to suggest $20k+). But does anyone have suggestions or options on how to stablise to prevent or limit further deterioration? I would have thought that the priority would be to prevent water from entering any cracks; but how to do this in a way that won't cause more damage? Perhaps also spot-patch the areas which have already lost a block? Any other options?
The facade is one of the L-shaped style, and each step appears to be a single slab of stone (one has been patched with concrete), supported by brick walls underneath which are then faced with thin brownstone pieces. The "side" walls (perpendicular to the street) are in pretty good condition, a few cracks in the motar but nothing to serious. The low wall across the "front" of the stoop (where the L turns) has major cracks in the mortar which have let water in and substantially eroded the supporting bricks behind.
Looks like it will require rebuilding the front brick wall (perhaps 3-4' high by 5-6' across), repointing the other bricks on the sides as required, reinstalling the existing brownstone slabs in front of it and patching/repointing the mortar between the side slabs. Has anyone had anything like this done? And any sense of what the price range is likely to be? (I know that everything depends on condition and scale of work, but trying to get a sense of whether I'm looking at a $2k job, a $10k job, or even north of that)
Apologies for the long post.
Sorry - posted too quick - seond thing should be "The stoop is one of the L-shaped style" of course...
1:06 PM 01/06/2012 | 0 Votes
Ten+ years ago we redid our facade and straight stoop, which included restoring previously shortened windows, and we chose a bid for $39,000. We did windows that year also, and as I recall the total bill was something like $54,000 for everything. This bid for the brownstone facing was not the highest, nor the lowest bid we received. We were happy with the work.
Expect it's going to cost more than you think.
2:55 PM 01/06/2012 | 0 Votes
It hard to tell you about the estimae without visit the place.We do brownstone facade renovation.If you need an estimate we will be happy to visit the place and give you an estimate for the job you need to be done.We are Special Rigger licensedM & insured.
M.Hamid Construction co.
4:50 PM 01/06/2012 | 0 Votes
It will be better if you just call a contractor who does brownstone repairing. I should warn you that brownstone repairing will not match 100% with your original color of your wall, but some contractor can do good job bringing close to your wall color. For the wall you need to have stippring your paint off from the wall then look at the damage. I live in Bed-stuy and had a similar problem when I first bought the house and I used local contractor from the neighborhood who does great job with good price. He has been recommended by many brownstone forum user. Call 718-669-8305 and ask for Millad. He is young and enthuasistic with works and will talk to you to figure out what is best for you. So if you wish to get your work done and get esitmate call Millad at the above number, he will give you good suggestion and good price. Will not take advantage of you being a new landlord. And yes, good luck with your brownstone house. It is indeed a good house to live.
11:36 AM 01/07/2012 | 0 Votes
I continue to offer photo copies of articles on this topic from Period Homes published in paper-form at the time of Cooper Union's facade restoration. The usual way is not the only way. The discussion by architectural conservators is informative and the pictures are helpful too. Of course I will shamelessly insert something about my unrelated bathroom renovation business, but I will get it too you at my expense. Contact me directly, firstname.lastname@example.org
12:15 PM 01/07/2012 | 0 Votes
I used Millad too. His work was good and the price was right.
5:24 PM 01/08/2012 | 0 Votes
Hello Aussieben I know of a contractor who can help you out with your project his name is Dan he is very reliable and reasonable he also offers free estimates give him a call at 718 485-1044 Good Luck.
9:12 PM 01/14/2012 | 0 Votes
We have used Anthony, the Mason (347-307-4725) He has done amazing, restoration of facad, match so perfect, you really have to study it to find where the connection is.... He is very skilled and creative. Prices are very reasonable. Please contact him. He offers great detailed information which will help you understand the problem you might be having. Good luck!
3:49 PM 01/19/2012 | 0 Votes