Stoop refurb and now reinforce

Hi Brownstoners, We’re working with a contractor to resurface our stoop, which is leaking and crumbling, paint coming off etc. He is going to a) reseal for now: remove all crumbling cement etc and replace/reseal b) in the spring come back and do the full refurb on the steps with the brownstone material (that is, not paint). He came in at $9800 for this. Now we’re starting and once he chipped away the crumbling joints, you could actually see sunlight from the under-stoop area, revealing the stone to be pretty thin. The walls in the under-stoop area are brick and have all sorts of water damage. He’s now proposing to shore up the walls, that is clean out the bad mortar and cement over (with the wire lath stuff, sorry bad terminology) about an inch or so on both under-stoop walls, clean out the bottom (dirt) and cement over, break up some junky stuff toward the back, and recement all of the vestibule. Basically reinforce walls and make it a finished closet area. For this additional work he wants $2700\. He thinks this needs to happen otherwise the steps will crack more. They do look pretty flaky. a) Are prices reasonable? b) Do folks think he’s on the right track, or is he sneaking new work on us? Thanks! S P

irondog

in Facade and Brownstone Repair 10 years and 11 months ago

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paddy5200 | 10 years and 6 months ago

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I would also like to get names of your contractor

dogsarebetterthanpeople | 10 years and 11 months ago

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I would also like to get names of your contractor — I used Amin Home Improvement and it was a disaster! the price you are getting seems reasonable and it is remarkable if you are seeing progress quickly.

NeoGrec | 10 years and 11 months ago

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Irondog: We had our front stoop rebuilt in about 2002 and it cost $8,000 so, more than 10 years later, your contractor’s price doesn’t look out of line. Good luck with it.

classon | 10 years and 11 months ago

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hi, any chance you will share the contractors name? I need similar work done at my place. Would like to get an estimate.

Arkady | 10 years and 11 months ago

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I’ve been watching reconstruction on stoop stairs near me. Initially it was the kind of fix job you described but as the under-structure was revealed the bricks holding up the stairs were seen to be almost w/o mortar & nearly falling apart. The contractor dismantled the entire thing & has rebuilt it using cement block instead of brick. It’s been fascinating to watch & looks as if it’ll be perfect. No idea what it cost but you can see it on 6th Av. between St. John’s & Lincoln on the east side of the street to get the name of the contractor.

irondog | 10 years and 11 months ago

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We checked out his work a little, projects on our block, and then two stoops he’s worked on recently a few blocks away. Didn’t see older stuff though, that’s a good question to ask. So far work is progressing quickly, in the under-stoop/vestibule all the old crap is out, mesh is up and some concrete done. Brick was in bad shape, shoring up the structure seems like a solid plan. Work is neat and clean. At least the guy isn’t doing the “start the job then split for six weeks” number. I’ll post more as it goes. But any other opinions on price range, work scope welcome!

cate | 10 years and 11 months ago

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He is using a cement stucco which he is color matching to your house. I have not had this done so really do not know (am replying because no one else has) but the quotes I have gotten for this same task were more in the range of $2,000 for the stoop. What I can tell you is that it’s common for these fixes to fail. I have neighbors who had it done and now there are chunks coming off their stoop. Or cracks. I had someone patch our cracks and it didn’t work at all. I think it’s really important that you check his references and see work he has done perhaps 10 years ago and see if it is still holding up. Why not contact a few experts in brownstone facade restoration you see recommended by people on this site? They would be extremely well qualified to handle a stoop.