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| Typical cracking in mortar and bricks (click to enlarge) |
In April 2011, the Board brought in a different contractor, Joe's Quality Home Improvements, to inspect the failing brickwork and offer their recommendations. They identified the root cause of these failures to be improperly-located flashing, which has caused weakening of the mortar bond between the adjacent courses of bricks, thus allowing stress cracks to be induced in both the mortar and the bricks themselves. The Board then asked the contractor to provide a cost estimate to repair the brickwork on those Units that they judged to be in the worst shape.
Rather than immediately perform the repairs on all 24 Units that were identified, the Board authorized them to repair one of the worst, which happened to be Unit 72. They made the recommended repairs later that month and 10 months later there has been no further cracking observed on that Unit. Therefore, at the Feb. 22, 2012 meeting of the Association's Board of Directors, the Board authorized Joe's Quality Home Improvements to make repairs to the remaining 23 Units using their recommended methods.
UPDATE: On March 1, 2012, the Board authorized the addition of three more units to this project, which are indicated below with an asterisk (*).
Co-owners of each affected Unit will receive a letter from our contractor with the next day or two, indicating whether the repairs on their Unit's brick work will take place during the week of March 5th or March 12th. Until the repairs are completed on your Unit, please have your vehicles parked on the street by 7:00 AM each morning of your assigned week.
The Board realizes that this repair work will pose a temporary inconvenience and we appreciate your cooperation while our contractor makes these necessary repairs.
Below is a list of the Units that are scheduled to be repaired over the next two weeks. They were judged by the contractor to be those in the most immediate need of repair and they tend to be those with the arched sill. Please note that when the contractor is finished with this list, we will have repaired slightly more than half of all our garages with brick walls over the garage door.
Hopefully, next year we will be able to budget enough money to make the brick repairs on the remaining units.
Lexington Ave East
50098 - Unit 71
50078 - Unit 73
50030 - Unit 76
49966 - Unit 80 *
49950 - Unit 81
49981 - Unit 84
50109 - Unit 92
50125 - Unit 93
50141 - Unit 94
Lexington Ave North
6731 - Unit 61
6749 - Unit 62
6807 - Unit 65
6829 - Unit 66
North Central Park
6755 - Unit 32
6883 - Unit 24
6947 - Unit 20
6979 - Unit 18
Regent
49979 - Unit 139 *
50043 - Unit 143
50059 - Unit 144
50107 - Unit 147
Lexington Ave South
6980 - Unit 167
6892 - Unit 163
6876 - Unit 162
6828 - Unit 159
Watling
49960 - Unit 107 *
