Foundation Repair in Greenwich Village, Manhattan

What Foundation Problems Affect Village Buildings?

Many Village foundations are stone and brick from the 1800s. Common problems include cracked cellar walls, crumbling mortar, damp, bowing sections and movement that shows up upstairs as sloping floors and sticking doors. Age, water and neighboring construction all play a part.

Row houses stand side by side and share party walls, so movement in one building can spread to the next. Tenements and older co ops add their own load paths and cellar layouts.

Strong tree cover can add to it. Roots can dry out clay and shift soil near a wall, and they can crack drain lines. It is rarely the only cause, but it is worth checking.

The Village has no particular flood exposure beyond heavy rain. Water problems here are usually local, caused by areaways, sidewalks, pipes and porous old masonry.

When Do Foundation Repairs Need an Engineer, a Permit or Landmarks Review?

Where a structural problem is found, a licensed engineer may be needed, and Department of Buildings permits can apply. Below grade work is mostly hidden, but areaway and facade changes in the Village historic districts can be visible and reviewed. Confirm current rules with the city.

We promise no outcomes. When a wall is moving, the engineer explains why and what to do, and we carry out the masonry and concrete work in that plan.

Party walls call for coordination. Work near a shared wall can affect a neighbor, so owners and boards usually speak with adjoining owners before work starts.

Surface repairs such as sealing and repointing often need less approval than structural work. We tell you which category your job falls into after we have seen it.

Is damp always a sign of a bad foundation?

No. Damp can come from an areaway, a cracked sidewalk, a leaking pipe or condensation. We trace the source first.