Foundation Repair in Kips Bay, Manhattan

Where Do Foundation Problems Show Up in Kips Bay?

Mostly in older buildings. The tenements and row houses on the side streets have stone or brick foundations that are well over a century old, and water near the East River adds stress. Large post war towers sit on different structures and are usually a job for engineers.

Foundation trouble here is rarely dramatic. It shows up as cracks in a cellar wall, a floor that has dropped away from the wall, a door that sticks or damp that never dries. Each sign is worth a look.

The area east of First Avenue is low lying, and the hospitals nearby flooded in Hurricane Sandy. We cannot say a given building has a problem, but ground that holds water for long periods puts more load on old masonry.

How Are Old Tenement Foundations Repaired?

We start with water and movement. Repairs can include repointing foundation masonry, sealing or injecting cracks, rebuilding a failed section and improving drainage. When the cause looks structural, a licensed engineer should define the fix, and we work to that plan.

Old stone and brick foundations were laid in lime mortar and meant to breathe. Hard modern patches can trap water and cause new damage, so we choose materials that suit the wall.

We also check the outside. A sidewalk that slopes toward the building, a broken downspout or an open areaway can feed water against the foundation, and fixing those can reduce the load on the wall.

Can foundation work be done from the inside?

Some of it, yes. Crack injection and interior repointing work from the cellar. Rebuilding a failed wall may need excavation, which in Manhattan means permits and tight access.