Stoops and entryways
The front of a New York house takes the weather first. We repair and rebuild front steps, stoops, landings and the entry area around them, and when a problem calls for a specialist, we’ll say so.
What’s included
- Front step and stoop repair
- Rebuilding failed treads, risers and landings
- Masonry around railing posts
- Entry landings and paving
- Walkways leading to the entry
- Areaway paving and steps
- Entry door and trim preparation and painting
- Drainage fixes where water collects at the entry
What we look for
Most stoop damage starts with water. These are the signs we check first.
- Rust at railing posts
- Iron set into stone rusts and expands, cracking the stone around it. It’s called rust-jacking, and it keeps getting worse until the post is dealt with.
- Delamination
- Layers of stone or old patching separating from the surface, usually because water got behind them.
- Water paths
- Treads that pitch toward the house, open joints and failed sealant let water in. Freeze-thaw cycles do the rest.
- Loose or cracked treads
- A trip hazard, and a way in for water.
- Settlement
- Steps pulling away from the facade or sinking at the base. Sometimes that’s a job for an engineer, and we’ll tell you if it is.
Brownstone and rowhouse fronts
Brownstone is a soft sandstone. It weathers in layers, and repairs need materials that are compatible with it: a patch that’s harder or less breathable than the stone around it can cause new damage.
We’ll look at your stoop and front with you and explain what we would do and why. When a repair calls for a specialist, such as a preservation mason or an engineer, we’ll say so.
Landmarks and permits
If your building is in a New York City historic district or is an individual landmark, work on the front of the house usually needs a permit from the Landmarks Preservation Commission before it starts, even for some repairs. Some structural work also needs a Department of Buildings permit. You’ll get written notice of any permits before you sign.
Timing
Mortar, patching materials and concrete need temperatures above freezing while they cure, so exterior masonry is best scheduled from spring through fall. Winter work needs protection, or waits.
- Areaway
- The sunken paved space between the sidewalk and a rowhouse’s lower (garden) level, usually behind an iron railing.
Who it’s for
- Brownstone and rowhouse owners
- Houses with loose, cracked or crumbling steps
- Owners preparing for a landmarks application
- Anyone whose entry collects water or ice
Our approach
Look closely
Treads, risers, landings, railing posts, joints and drainage, with photos for your records.
Explain what we see
What’s cosmetic, what’s urgent, and what needs a specialist.
Permits and approvals
Landmarks or Buildings permits identified in writing before you sign.
Keep the entry usable
A safe way in and out of the house while work is underway.
Repair or rebuild
With compatible materials, in weather that lets them cure.
Walk through
We review the finished work with you.
Good to know
- Small cracks become big ones.
- Water that gets in freezes and expands. Early repairs cost less.
- Railings and stone fail together.
- A rusting post can crack a tread, so both have to be addressed.
- Match matters.
- Color and texture count on a front everyone sees, and on landmarked buildings the Commission will have a say.
Questions
Do I need a permit to repair my stoop?
It depends on the work and the building. Landmarked buildings usually need Landmarks Preservation Commission approval, and some structural work needs a Department of Buildings permit. You’ll get written notice of any permits before you sign.
When is the best time for stoop work?
Spring through fall, when temperatures let materials cure properly.
Who is responsible for the sidewalk in front of my house?
In New York City, property owners are responsible for maintaining the sidewalk next to their property. Exterior masonry and hardscape explains how sidewalk repairs work.
Stoops in New York
Stoops are part of what makes New York streets look the way they do, and they take a beating from salt, ice and heavy use. Repairs that respect the original look also tend to age better.
Is your stoop showing its age?
Request a consultation and we’ll look at it with you and tell you plainly what it needs. Or call (718) 866-3350