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News and Insights on the Masonry Repair and Maintenance of Institutional, Commercial, and Condominium Buildings in
Eastern Massachusetts
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Volume 9 No. 6
September 2017
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In this issue, our
Case Study article describes Abbot's recent
completion of a multi-phase restoration project of a luxury high rise brick condominium building in Medford, MA. By executing the project in phases, the owner was able to optimize cash flow over the entire timeline of the project. In our
Masonry 101 article, we describe Vertical Expansion Joints and their function in maintaining the integrity of a brick structure.
We trust that you will benefit from the information provided in this publication. If you have any comments or questions, or would like an estimate on a masonry repair project, we can be reached at 617-445-0274 or www.abbotbuilding.com.
Sincerely,
Michael Norman, President
Abbot Building Restoration Company, Inc.
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Case Study
Abbot Completes Multi-Phase Masonry Restoration Project on High Rise Brick Condominium Building
A
bbot recently completed a multi-phase masonry restoration project at the Monterosa East Condominiums, Medford, MA, a 53-unit luxury high rise residential brick building built in the early 1980s.
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Monterosa East Condominiums, Medford, MA
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Back in 2011, as the need for significant masonry repairs became apparent, the building owners contracted with the engineering consulting firm of Thompson & Lichtner to perform an initial survey from which to develop a comprehensive scope of repair work, and subsequently initiated the bidding process in early 2012. Abbot was included in the bidding process due to its strong reputation as a leader in the industry, and was awarded the contract in March 2012.
The scope of work included the following services over the entire exterior of the building:
- Caulking windows
- Replacing flashing over specified lintels
- Repointing defective brick joints
- Balcony repairs
- Cracked brick repairs
- Installation of expansion joints
- Painting balcony railings
Importantly
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the owners worked with Abbot to spread the work over a 4-year period to optimize cash flow. The four phases were as follows:
- Phase 1 - August 2012 - left elevation; partial rear elevation
- Phase 2 - September 2013 - partial front elevation; partial rear elevation; portion of right elevation
- Phase 3 - July 2015 - balance of front elevation; balance of right elevation
- Phase 4 - September 2016 - balance of rear elevation
Abbot provides an option for an owner or decision manager to phase a project over multiple time periods while deferring the overall expense. If this provision is written into a contract, Abbot will hold its prices throughout the entire length of the contract. Abbot guarantees the same high quality of workmanship throughout every phase so that when the project is 100% completed each phase of work will be indiscernible from another.
Phasing a project over time is a common strategy for Abbot, and has been elected by many of our clients over the company's long history.
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Masonry 101
Vertical Expansion Joints
In our Case Study article, one of the key services we provided in the scope of work was to install a series of vertical expansion joints. To allow expansion for the structure we restored, we cut vertical lines at the corners of the building to allow the bricks to expand or contract to avoid cracking.
Expansion joints separate brick masonry into segments to prevent cracking caused by temperature change, moisture expansion, elastic deformation, settlement, or creep.
Long-term moisture expansion of the brick and thermal movement of the brick wythe can result in an increase of size of approximately 1 inch for each 100 feet of wall length. This movement is outward from the centerline of the wall section. Vertical expansion joints, including the sealant with which they are closed, must accommodate this movement.
The positioning and spacing of expansion joints in brickwork will vary from structure to structure, depending on a variety of factors: the amount of expected movement, the size of the expansion joint, the compressibility of the expansion joint materials, restraint conditions, elastic deformation due to loads, shrinkage and creep of mortar, construction tolerances, and wall orientation.
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Abbot Building Restoration Co., Inc.
28 Allerton Street, Boston, MA 02119
Tel: 617-445-0274 ยท Fax: 617-445-0277
www.abbotbuilding.com
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