Staircase: Repair vs Rebuild

I’ve been living in a brooklyn brownstone for 10 years and have a question. Our staircase has seen better days. Nothing major, just wear and tear over many years. The question is do we repair or do we rebuild. Obviously the main issue is cost but I have that mostly figured out. What I’m concerned with is that we pay for a less expensive (but still very costly) repair job and then have to rebuild in a few years. Anyone out there had their staircases repaired who care to weigh in? How has the repair held up? How long do you think it will last?   Thanks!

rollotomasi

in Brownstoner Renovation 13 years and 2 months ago

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callalily | 13 years and 2 months ago

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Adam, you’re in contract! Congratulations!

callalily | 13 years and 2 months ago

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Bill at Circular Stairs is also wonderful and like Soxco specializes in restoring old stairs. They used to work together. Bill is less expensive. I got quotes from both to rebuild one flight of our stairs for $2,000 to $3,000\. Our stair has pulled away from the wall because of the house settling; the stair is noisy.

brucef | 13 years and 2 months ago

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We have rebuilt many stairways. Adam, email me direct if you want advice (bruce at jerseydata.net) If the joists haven’t sagged and pulled the treads out of the stringer on the wall, replacment of treads and refitting of balusters is within the ability of most careful carpenters. No peculiar special knowledge required. Use of pre-made or fabrication of custom treads are the options. Prices should not be high, maybe $2000 per flight. Rebuilding a stair with sag requires the replacement of risers also, with a higher level of skill and knowledge. If the landings have sagged and we rebuild a stair plumb, it won’t match the landings. We usually shoot for a compromise that is strong and stable, but still splits the difference and leans a little. For a flight of stairs like this with 5/4 custom poplar treads (paintable but not oak), figure 5-6,000\. If the house is not still settling and moving, our rebuild will last a lifetime. Unfortunately having already spent a good part of one lifetime fixing old houses, I won’t be around when they need replacement again.

snowman2 | 13 years and 2 months ago

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I repaired my parlor to 3rd floor staircase around 1997 and expect it to last my lifetime (or about 30 more years).  It was pulling away from the wall. The entire railing was numbered and removed.  Each stair tread was removed (one at a time), the underlying support structure was replaced and the original treads (a little worn in the middle but with a runner) were reinstalled.  The repair stabilized the staircase but did not reposition it which would have required major work including supporting it from the cellar.  I don’t remember if he removed and reinstalled the riser as well.  The handrail system was reinstalled and fitted firmly.  I have not noticed any degredation in the stair since it was done.  It does not get a lot of use and I am not rough on it.

Sweet-Action | 13 years and 2 months ago

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You should call Soxco they do AMAZING work. Just saw the staircase in my friends place that they rebuilt. Gorgeous. They also do repairs (sagging floors, abnnisters etc). Top notch, and fairly priced.

rollotomasi | 13 years and 2 months ago

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Thanks for all the comments. What I was trying to figure out is how long the repairs last. Bedstuy06 it sounds like you had a rebuild, not a repair.   Thanks!

adam_dahill | 13 years and 2 months ago

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bedstuy06- Were you happy with your contractor? Do you mind sharing their info? How many floors did you rebuild?

bedstuy06 | 13 years and 2 months ago

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We had our staircase rebuilt replacing old risers and treads with new oak risers and treads for $6100.

adam_dahill | 13 years and 2 months ago

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What kind of cost is associated with repairing existing stairs? The house I’m in contract on has stairs that are leaning in one direction and I would like to straighten them out without rebuilding.

stevecym | 13 years and 2 months ago

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Hey, I have had people call me and ask me to rip out and replace perfectly good staircases just becuase they looked bad.  And we have gone in and rebuilt those stairs and saved them a ton of money in the process.   Your best bet will be to talk to contractors.  now keep in mind there are contractors who restore (me) and people who rip out an replace (I actually do both; but lean toward restore), the people who rip out and replace may have no interest in doing restoration work so will not even discuss that kind of work; it does not mean it can not be done. Steve

http://brownstoner.staging.wpengine.com/tinkerswagon