Structural Engineer?
I live in the garden level of a landmark brownstone. One bedroom is beneath the landing of the front stoop–so essentially the landing is our bedroom’s “roof”. We’ve had persistent leak problems for years–tried resurfacing the landing, sealing it, patching it. Nothing has worked. Does anyone have any ideas to consider?? Anyone work with any…
I live in the garden level of a landmark brownstone. One bedroom is beneath the landing of the front stoop–so essentially the landing is our bedroom’s “roof”. We’ve had persistent leak problems for years–tried resurfacing the landing, sealing it, patching it. Nothing has worked. Does anyone have any ideas to consider?? Anyone work with any structural engineers who might have a clue how to fix this once and for all??
Thanks!
Thanks so much for your detailed response! I am definitely getting that feeling that the room was never supposed to be occupied in the first place…
Any idea who provides services that you outlined??
Thanks!
Raquel
The proper way to solve the leaks is to make the construction sandwich of the landing essentially the same as that used for what are known as plaza slabs (exterior first floor slabs over basement spaces below). This sandwich comprises the structural slab, a waterproof membrane, rigid insulation, and a protective layer of concrete on top (which would be the brownstone layer in the case of your stoop, though considerably thicker). Flashings would also be necessary at the edges to stop water from migrating into the space via the walls. I think you would also need to provide a wall underneath the outside edge of the landing (next to the last step) that is not only waterproof but also keyed and flashed to the landing waterproofing system in order to prevent water passing through the step construction and migrating into your bedroom. All this would mean removal and rebuilding of the existing landing; no small task.
An alternative would be to leave everything as it is and use a product like Vandex (http://www.safeguardeurope.com/pdf_datasheets/vandex_basement_tanking.pdf) on all the interior surfaces. You would still need to provide the aforementioned waterproof wall though. While Vandex is a good product, the concept of stopping water at the last surface before it enters the interior space is generally considered far less desirable that stopping it at the outermost surface possible.
I believe it’s very unusual to have habitable space under a brownstone stoop and I think your difficulties and the hoops you’re going to have to go through to solve them are indicative of why that is.
It doesn’t sound like a structural engineer’s concern, this sounds more like an issue you should review with a contractor who has experience in waterproofing and building membrane issues.
I’ve worked with a few structural engineers, one who you might want to give a call is Francesco Mo, of FMO Consulting. His rates are reasonable and my firm often uses him. His # is 212-826-0547