Inside & Out

Preparation for façade work involves both exterior and interior arrangements.

Antonio Argibay, Principal of Meridien Design Associates, an architectural firm based in Manhattan, explains: "Under New York City’s Local Law 11, every building of more than six stories, both commercial and residential, must be inspected by an architect or engineer every five years. These inspections require a close look—not just a walk-by.  If inspectors find unsafe conditions, repairs must be made. 

“When building owners hire an architect or engineer, the preparation process begins,” Argibay continues. “They file their reports before the actual repair work moves forward. The Department of Buildings (DOB)  requires permits for such things as sidewalk sheds, as well as the actual repair work itself. Because the work is outside, scheduling is often determined by weather, and so may be approximate as well. Tenants must be notified, and there may be meetings with residents to understand the scope of the work and accompanying disruptions.”

The organization of these tasks usually falls to building management—so in cases where a condominium or co-op community is self-managed, the owners or shareholders will have to manage the preparations themselves. Depending on the scope and duration of a project, it may be advisable for a qualified architect or engineer to manage the job.

Collateral Damage

Along with preparations for the actual work itself, residents should also brace for the inevitable dirt, dust, and other debris that inevitably results from façade repair—as well as disruptions from noise.  

“Residents should get things near windows out of the way,” says Argibay.  “Anyting that might be affected by dust, water, and vibration. They may also have to rely on air conditioning, even when they don’t want or need it. Windows may also need to be accessible from inside for the workers as well, so it’s advisable to remove curtains. If you have balconies, remove plants and furniture. Also know that you will have noise. This is a real problem for those who work at home and can affect phone calls and Zoom meetings.”  

Dealing With Noise

When façade work is underway, noise is inevitable. There’s drilling, chipping, banging, you name it. As the saying goes: you have to break a few eggs to make an omelette. Argibay advises that the noise problem can and should be dealt with before the work starts and as part of your contract with your vendor.

“Your building can schedule quiet hours and inform residents ahead of time when the most noisy disruptions will occur,” he says. “You can tell the construction people which hours they can make a lot of noise, and when they can’t. Pre-negotiate the quiet times in the contract.”

Residents can also take proactive steps to work around the noise, dirt and dust during a major façade project. Moving at-home workspaces to the most quiet part of the apartment and covering windows and furniture to avoid the dust are two possible options.

Façade work is a fact of life in New York City, and while disruptive, should be looked at for what it is: action taken to protect life and property. While boards and management should certainly do their best to minimize disruptions to residents, it’s also worth keeping in mind that a sound, well-maintained facade is in everyone’s best interest—and well worth some temporary inconvenience.