How disruptive to peace and quiet is the brownstone facade repair?

We’ve just secured financing to restore our brownstone facade, and will soon be choosing a contractor and filing permits, hoping to start in late May and get the slurry coat on by the end of June. Our tenant works from home and I want to give her a sense of how disruptive the process will be to her peace and quiet. Can anyone tell me how long the jackhammering/noisy part of removing the existing facade lasted, and also the time up into the slurry and scratch coat is on. Are the scaffolding/workers outside really noticeable? Thanks! Bliss

pitythefool

in Facade and Brownstone Repair 9 years and 4 months ago

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pitythefool | 9 years and 4 months ago

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Thanks Bklyngirl for your point about making friends with the workers That’s my usual MO with the various work people, not only because it is the decent thing to do, but, as you say, they tend to do a much better job. Cate — we got a HELOC from TD bank who are a bit easier to work with than some others.

cate | 9 years and 4 months ago

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pitythefool, I hope you don’t mind me asking, but when you secure financing for this type of work, must you get a construction loan or can you do it with a regular mortgage or home equity line of credit? Thank you!

bklyngirl | 9 years and 4 months ago

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The scaffolding period for us was about 3 months. The worst part was when they worked around the front door and steps. They seemed to be there forever but they were taking time to make sure the detail was restored and the pitch of the front steps was perfect.

bklyngirl | 9 years and 4 months ago

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Be a little proactive and go throughout the apartment/house and seal off the windows and entry doors with both rolled towels and plastic. Ask your tenant if they wouldn’t mind shifting their work to the rear of the apartment. A good door and a Sonos system can dampen a good amount of the noise. Depending on the type of work your tenant does, then you can decide if you are going to all suffer in silence for the greater good, or you can knock off a bit off of the months’ rent that the bulk of the chipping is taking place. If you are a really good landlord you can (as we did) give a fat gift certificate at the end of the process and invite your tenant to dine in your backyard with you. As for how long. It took us almost 5 weeks to get the old stone off because it chose to rain hard and heavy on and off for about 2 weeks. THE MOST IMPORTANT PART HOWEVER is to make friends with your contractors workmen. I cannot tell you how far a little humanity and cheerfulness can go. Offer them a bathroom if they need it to use, change and rinse that dust off. Offer them a bit of space in your fridge to store their lunches or beverages. Bring them bottled water from time to time. Sit and chat with them at the end of the day and ask what they are doing/how far they are in the job. Learn a bit about them and be able to call them by name. Introduce them to your tenant. In the end they will clean up and treat your home as if it were theirs. We had such a great experience with our guys. They collected mail, they cleaned out the gutter, swept up and stored all their gear under stairs and out of sight.

pitythefool | 9 years and 4 months ago

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Thank you so much for these replies. Do you recall how long the scaffolding/darkened period lasts?

hawaiismurf | 9 years and 4 months ago

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It’s horribly loud for the first few days to one week. After that it’s fine. It’s just dark because there is netting in front of the windows, obscuring sunlight. Have them put plastic sheeting securely against the exterior of windows to prevent dust infiltration. Later in the process, you want to be sure that any points of waater infiltration are sealed too

NeoGrec | 9 years and 4 months ago

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Yes, dust is a big issue. In addition, look out for water infiltration — they are constantly having to hose down the facade. Finally most brownstone masons will hang a black net curtain in front of the house to protect the curing concrete from the sun. We described this as our house being in “chador”. So it’s manageable just not pleasant.

resident2 | 9 years and 4 months ago

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It depends on the Contractor that you hire, how considerate are they to the occupants, cleaning etc. After a few days of heavy noise, the biggest issue is the constant mess, dirt, dust etc. Obviously a Rent Stabilized tenant paying below market rent will tolerate it more than a tenant paying market that feels that their peace & quiet has been disrupted. It depends a lot on your tenants tolerance and patience level. But it is a messy job, there is no getting around that.

landlord | 9 years and 4 months ago

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I had my facade recently done on a 6 family brownstone. The most disruptive part without a doubt was the removing of the existing facade. That took about 3 days. After that the work was very easily tolerated by the tenants. The scaffolding outside is really noticeable but something you would just have to deal with while the work is being done. In my case it was a blessing in disguise as that winter was one of the worst we had and I never had to worry about snow in front of the building. It’s also important for you to get a contractor who will address any tenant concerns. Dust entering an apartment because the window plastic covers were not properly secured occurred a few times and the contractors addressed the issue quickly and cleaned up the debris. At the end of it all, my tenants were very happy with the work as the building they were living in looked like a newly constructed brownstone.