Stoop Repair / Best Approach

We have a landmarked limestone 1890’s townhouse— complete with leaning stoop wall that has allowed water to penetrate under the stoop and into the brick shed below. Some of the brick is disintegrating and damp, though solid. We have received different approaches and vastly varying quotes for the job and are wondering what is the best way to repair the underlying brick?

Option 1) The lower end contractor suggests removing the stone wall, replacing a few of the disintegrating bricks and filling any brick gaps with waterproof cement, then covering the brick entirely with the same cement before replacing the stone wall. This brick area is the underside of the stoop (garbage shed) and the exterior wall of the vestibule/entryway to the ground floor of the house.

Option 2) The higher end contractor suggests re-pointing and replacing all bricks under the stoop and vestibule without using waterproof cement. This will leave the brick exposed. He says the job requires an engineer to be done correctly, while the contractor in Option 1 says this is not necessary. This second q uote is more than twice the price of Option One.

Our Question: Apart from aesthetic preferences (exposed brick versus cement) is there any reason to opt for the more expensive approach? Is Option One potentially as structurally sound as Option Two? Might it last as long— or even longer?

georgedow

in General Discussion 7 years and 11 months ago

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robyim1 | 7 years and 11 months ago

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It depends on the condition of area. If there are already has gaps and the area is deteriorating then just putting a layer of concrete isn’t doing anything but covering it up. I think you’re talking about a thin layer of concrete so what happens is if you can’t stop the entry of water the stoops will continue to move and degrade and the concrete will just crack along with it. Again it depends how bad the problem is because option no. 1 can be a temporary fix but option no. 2 is completely fixing the problem assuming they do it right. I don’t know about this waterproof concrete though. Never heard of it. You can apply sealer on top of it.

robyim1 | 7 years and 11 months ago

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It depends on the condition of area. If there are already has gaps and the area is deteriorating then just putting a layer of concrete isn’t doing anything but covering it up. I think you’re talking about a thin layer of concrete so what happens is if you can’t stop the entry of water the stoops will continue to move and degrade and the concrete will just crack along with it. Again it depends how bad the problem is because option no. 1 can be a temporary fix but option no. 2 is completely fixing the problem assuming they do it right. I don’t know about this waterproof concrete though. Never heard of it. You can apply sealer on top of it.

robyim1 | 7 years and 11 months ago

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It depends on the condition of area. If there are already has gaps and the area is deteriorating then just putting a layer of concrete isn’t doing anything but covering it up. I think you’re talking about a thin layer of concrete so what happens is if you can’t stop the entry of water the stoops will continue to move and degrade and the concrete will just crack along with it. Again it depends how bad the problem is because option no. 1 can be a temporary fix but option no. 2 is completely fixing the problem assuming they do it right. I don’t know about this waterproof concrete though. Never heard of it. You can apply sealer on top of it.

eileengray | 7 years and 11 months ago

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Waterproof cement? No masonry – brick, block, concrete, cement is waterproof. That’s why waterproof membranes are installed under a shower. Stoops are meant to take on water and release it, just like a brick wall. You slope the treads just enough to keep water from accumulating but it will absorb moisture.
Option 2 contractor sounds as if he/she knows what the are doing. If the area under the stoop is closed up, the area will get damp and the brick will deteriorate, no matter what you do.
Option 1 will not be a long term solution, IMO.