Complying with local law 10.

Complying with Local Law 10

The 1992 inspection deadline for Local Law 10 of 1980 is not far off. For those who are not aware, this law requires all New York City buildings over six stories have their facades inspected every five years to insure that they pose no danger to the public. Problems found during these inspections must then be remedied in a timely manner. Property owners should be cautious, however. While they are adhering to the law, they should also be protecting their own long term interests.

To begin complying with the law, most owners and board members will need to hire a professional engineer or registered architect to perform a thorough inspection of their building's facade. Only these professionals are permitted to file the necessary reports and other paperwork with the New York City Buildings Department. Be choosey. You want as complete an inspection as possible.

If, based upon the results of your inspection, facade work must be done, the next step is to call in a competent restoration and waterproofing company. Be selective. A quality restoration specialist will not only repair those items specified by Local Law 10, but will go on to address those conditions which are merely suggested by the architect or engineer in his report. Furthermore, he should also search for any small problems which may cause trouble in the future, such as cracked brickwork, damaged pointing, rusted lintels or deteriorated caulking around window sills.

At Tindel, we advise owners to have as much work done at once as possible, since start-up and mobilization costs are invariably high. Moreover, Local Law 10 requires that sidewalk pedestrian protection be erected during any facade work. These bridges can be quite expensive. You won't want to erect them more often than is necessary.

In addition, I must point out that there are many facade problems which may pose no hazard to the public, but may eventually cause serious building damage through internal leaks and various other situations. These problems should be addressed to avoid inconvenience down the road.

Unfortunately, such facade problems may not be noticeable early on.

It is ironic, but by the time an owner usually detects a leak in his building's walls, he has already had a problem on his hands for at least 10 years. The only way to protect yourself is through thorough and regular inspections followed by prompt repair. Whether or not you are preparing for Local Law 10, your building's facade deserves the same amount of preventive maintenance as your boiler, elevator or any other building system.

At Tindel, we've recently initiated a series of "service contracts" in which we conduct regular inspections and repairs of a building's roof and facade. The theory behind such contracts is that many major building exterior and roofing rehabilitations can be avoided by simple preventative maintenance plan. Our staff of engineers and other specialists begin with a thorough analysis of the building which includes a detailed diagram of each elevation as well as an aerial view of the roof. Specific problem areas are then marked off on these diagrams and recommendations are made for remedial and preventative work. This gives owners a precise picture of their roofing and waterproofing needs and allows them to budget accordingly. And, since not all work is an immediate need, it affords them the opportunity to budget for the future.

Such service contracts make complying with Local Law 10 an ongoing routine, rather than a sudden obstacle, since owners are always aware of their building's condition. They also help nip potentially costly problems in the bud.

Edward Erhard President Tindel Waterproofing & Restoration