No one asks the questions: "Why are the parapet walls and the brickwork leaking and damaged? Why is the roof work damaged?" No one asks such questions. And 99% of the time the roofs are damaged and are leaking right by the parapet walls. All these damages originate from the coping stone JOINTS or from the terra-cotta coping JOINTS.
For the last 40 years or so I’ve been crying my heart out to all my clients to educate them that all the damages on the roof, and on the parapet walls, begin from the terra-cotta camelback coping JOINTS and from the precast coping stone JOINTS. By allowing water to penetrate through the joints, the roof and the brick work below become damaged.
"During the 1970s and early 1980s we completed painting more than 500,000 windows and more than 100,000 fire escape baskets a year throughout the metropolitan area."
EXTERIOR WORK – THROUGHOUT THE ENTIRE PROJECT, FRONT AND REAR ELEVATIONS (INCLUDING WEST AND EAST ELEVATIONS) STARTING FROM ROOF PARAPET COPING STONES ALL THE WAY DOWN TO THE GROUND FLOOR, INCLUDING EXPOSED FOUNDATION WALLS.
ALL BRICK WORK AND BRICK JOINTS OF ALL ELEVATIONS AND STONE WINDOW SILLS ARE TO BE REPAIRED AND WATERPROOFED.
REPAIR AND WATERPROOF ALL CHIMNEYS, BULKHEAD, AND ELEVATOR ROOM.
ALL FIRE-ESCAPES, IRON WORK, METAL WORK SUCH AS SKYLIGHTS, METAL DUMBWAITERS, METAL CHIMNEYS, ROOF VENT PIPES, ROOF DOORS, GROUND AND ROOF FLOOR RAILINGS, GROUND FLOOR STAIRCASES, STEEL LINTELS ABOVE WINDOWS, TO BE TREATED AND COMPLETED AS INDICATED IN THE SPECIFICATIONS BELOW.
GENERAL CONDITIONS - PART I
- Contractor will take full responsibility and precautions to protect all property from any damages.
- Contractor will supply all necessary equipment, including hanging-swinging
scaffolding, Bos’n chair, hoisting and rigging equipment, labor, materials and
license. Sidewalk bridging is not included.
- Sidewalk bridging, permits and filing fees are not included.
- Contractor will comply with all safety regulations as required by OSHA.
- Contractor will not be responsible for existing TV antennas and satellite dishes.
- Not responsible for drains which are presently clogged, before work commences.
- Not responsible for any cracked or broken glass before work commences.
- In the event of an accident that causes glass to be cracked or broken, the glass will be replaced immediately or temporarily sealed with plywood until new glass arrives and is ready to be restored.
- All drains will be protected and maintained clean at all times during construction.
- All work shall be executed by skilled mechanics and first class craftsmen that are covered under workers' compensation, public liability, disability, vehicle insurance and property damage insurance.
- Existing roofing will be covered and protected with protection boards to avoid damage during construction.
- The premises and the job site shall be maintained in a reasonably neat and orderly condition and kept free from accumulation of waste materials and rubbish during the entire construction period. Crates, cartons and other flammable waste materials or trash from the work area will be removed at the end of each working day.
A. SCOPE OF WORK: POINTING WORK
- POINTING WORK: REPLACEMENT OF CAMELBACK COPING STONES.
WATERPROOFING THROUGHOUT ALL PARAPET WALLS ON BOTH SIDES
(INCLUDING THE ENTIRE FRONT AND REAR ELEVATIONS).
1. Rake out all loose, cracked and deteriorated mortar between brick joints, coping stone joints, decorative stone joints, stone windowsill joints, including joints with hairline cracks and any other defective joints throughout the ENTIRE PROJECT. All joints will be cut carefully, not to damage existing bricks or stonework.
2. All defective brick and stone joints will be cut with a diamond blade to a minimum depth of ¾” or deeper, if necessary, or until we hit a sound surface by using an electric grinder.
3. The elevations as mentioned above on suspected areas are to be hammer tested in order to detect any loose or defective bricks or stone work.
4. Remove loose and defective bricks at the front and rear elevations as indicated above; no more than 400 bricks.
5. Remove all old mortar throughout rear parapet walls prior to installation of new terra-cotta camelback coping stones.
6. Contractor is to hammer test parapet walls facing the roof and to remove any loose and defective existing stucco work and defective bricks.
7. Remove all loose particles, all dust and debris prior to new repairs.
8. After all cutting and raking is complete, all open brick joints and cracks throughout elevations and open surfaces, as indicated above, shall be thoroughly washed with 50/50 Muriatic Acid*. In order to remove all build up, mildew, carbon and dirt from structure surface and joints, a stiff brush dipped into the acid will be used to scrub brick joints, stone joints AND ALL SURFACES NEEDED. Then it will thoroughly be rinsed with 3,000 lbs. of water pressure to provide a clean surface for good bonding (this is not a restoration cleaner). Extra precautions will be taken not to damage existing windows and doors.
9. Sample is to be performed for the owner’s review and approval prior to commencing work, if necessary.
*25% Muriatic Acid and 75% water deeply cleans the pores of the structure and provides a very clean surface for the appropriate bonding. It works exactly the same way as peroxide works on a wound. However, it is not strong enough to create any severe damages, but removes mildew, carbon monoxide and other dirt from the structure very thoroughly before pointing or any other repairs or patches. Even the material manufacturers highly recommend this.
Note: I would like to stress that without first cleaning the surface very thoroughly, any kind of pointing work or cement work or repairs on brick walls or concrete surfaces will never adhere and bond properly. The enormous amount of material and workmanship will be wasted. Therefore, I strongly recommend to all my clients that the surface must be washed thoroughly before pointing or any other repairs or patches. Even the material manufacturers highly recommend this.
10. Apply a coat of Bonding Agent wherever it is necessary prior to repairs.
11. Parapet walls, facing the roof, which are presently covered with waterproofing stucco work, are to be repaired with waterproofing materials. After all necessary repairs have been completed and thoroughly dried, contractor is to apply two applications of Thorolastic fine, following the manufacturers’ recommendations and instructions. Each application will be a different color in order for the owner to differentiate each and every application. (see specs attached)
12. Contractor is to install new coping stones as described in the attachment titled STAVROS’ METHOD – TERRA-COTTA CAMELBACK COPINGS AND PRECAST COPING STONES – IMPORTANT NOTE. (See copy and pictures attached)
13. Existing chimneys are to be 100% repaired and waterproofed and to be treated as follows:
a. Cut existing roofing materials straight and level, up to the existing termination bar on all four sides of chimney walls. (See pictures attached)
b. Install termination bar on all four sides of chimney walls as indicated in the picture enclosed.
c. Remove all the roofing materials down to the bare masonry structure.
d. Repair structure as necessary with waterproofing materials.
e. Stucco all four sides of chimney walls.
f. Remove all loose and defective material around chimney flue terra-cotta tubing’s.
g. Install new waterproofing materials around all terra-cotta flues.
h. Repair and waterproof existing chimney coping stones.
i. Seal new termination bar with NP-1 Sealant, prime top portion of the termination bar with Primer 733 prior to installation of NP-1. (see specs enclosed)
j. After all necessary repairs to the chimney, apply two applications of Thorolastic. Each application will be a different color in order for the owner to be able to differentiate each application.
14. After all preparations are completed, brick joints, stone joints and other openings will be filled with a balanced mixture containing Portland Waterproofing Cement, clean, fine sand and Acryl 60 by Thorosystems Products or Dry-joint, following manufacturers’ recommendations and instructions. (see specs enclosed)
Note: All pointing work on brick and stone joints will be done neatly without cement smears. All pointing work will be tooled into the joints with a professional brick jointer (all bricks will remain 100% clean from any foreign materials). For more information regarding the neatness of our pointing work, you may contact Leonard Rampulla, Rampulla Associates Architects, Staten Island, NY (718-987-1310). You may also review projects that we have finished in the past.
15. After all necessary repairs and pointing work have been completed and thoroughly dried, contractor is to apply two applications of MasterProtect EL-750, following manufacturers’ recommendations and instructions on elevations as indicated above, to prevent future water penetration. MASTERPROTECT IS BREATHABLE (see specs enclosed).
16. All windows, doors, bricks and stonework will be free of cement smears.
Β. SCOPE OF WORK: RESTORATION, REPAIRS, WATERPROOFING,
SCRAPING, RUST-PROOFING, AND PAINTING, FIRE-ESCAPES AND ALL
OTHER MISCELLANEOUS IRON WORK THROUGHOUT PROJECT TO BE
TREATED AS FOLLOWS
1. Contractor will protect the public and workmen from lead dust and lead paint
chips by dressing fire-escapes' elevations with a blue tarp.
2. Contractor will dress all windows with drapes as the law requires. Contractor will
take all necessary precautions to collect all paint chips and scrapings from the job
site and legally dispose as required by EPA guidelines.
3. Contractor will install plastic covers beneath the fire-escapes to collect all paint
chips and other debris from falling into the ground or gardens.
4. Contractor will notify all occupants in writing, as the law requires, to have all
windows closed tightly to prevent any scraping particles from blowing into the
5. Contractor will notify all occupants in writing, as required by law, to have all air
conditioners shut off during scraping time only.
6. Contractor will protect and tightly cover air conditioner sleeves that are located on
7. Notices will be placed in elevators and all public hallways by contractor, notifying
occupants that lead paint removal will take place on fire-escapes and other exterior
areas. (SEE SAMPLE OF NOTICES ATTACHED)
8. Contractor will place caution tape in work areas, as necessary.
9. Playgrounds and other outdoor recreation areas must be closed down by owner
during performance of scraping only if playgrounds are located within 15 to 20 feet
of scraping work area.
10. If fire-escapes are located above any entrance, that particular area must be closed
during performance of work and alternate access must be used.
*CONTRACTOR MUST HAVE FULL COOPERATION OF OWNERS AND
OCCUPANTS DURING PERFORMANCE OF WORK.*
11. After all necessary preparations and protection takes place, the contractor will
thoroughly wet-scrape all loose paint and scaling particles. All scraping work will
be wet prior to scraping as recommended by HUD-Sponsored Lead-Safe Work
Practices Training. (Wet scraping is mandatory to prevent lead dust from flowing
into the environment). THIS IS NOT A STRIPPING. THIS IS ONLY MANUAL
12. Contractor is to hammer-test with a heavy hammer each and every fire-escape
step. If bolts and nuts are rusted or damaged they are to be replaced following
New York building codes ASTM, OSHA Fire Department requirements (no more
than 24 bolts and nuts for a project of 48 fire-escape baskets).
13. Wet wire brush will be used to remove all rust from metals.
14. Clean up all dust and debris before applying paint.
15. Contractor to clean all dust and particles from windowsills, window sashes and
any other areas where work is performed.
16. A full coat of Non-Lead, Non-Toxic Industrial Rustproof Metal Rust Inhibitive
Bridge Primer Red will be applied.
17. A second coat of Non-Lead, Non-Toxic Rustproof Gloss Bridge paint (black or
brown or color to be selected by owner) will be applied throughout fire-escape
metal and iron work.
Note: I comfortably guarantee my exterior paint jobs for 7 years because I know it will
last for 14 years. How do I know that? Because my steady clients call me back
14-15 years later to repaint the fire-escapes for the same buildings.
Note: Contractor is not responsible if the existing fire-escapes are painted with latex
paint. All the fire-escapes, since the beginning, were painted with lead oil based
paint. I often come across landlords who hire amateur painters or teenagers to
paint the fire-escapes; instead of using exterior oil based paint they use latex
because it is easy to work with. Latex paint is harmful to raw iron work. The
latex paint will greatly increase the rusting process. If latex is applied on top of oil
based the cracks rusting will occur. Moreover, if you apply oil based paint on top
of latex, the latex coat beneath will begin peeling due to the strength of the oil
based paint pulling on the latex. Similar situations occur on interior painting
work as well.
C. SCOPE OF WORK: FIRE-ESCAPE CONNECTIONS
18. After completion, all fire-escapes connections at the brick structure are to be
Sealed watertight with Sonalastic NP-1 by Sonneborn Building Products,
following manufacturer’s recommendations and instructions.Color to match
existing fire-escapes as closely as possible. (SEE SPECS ON THE ATTACHED
a. All fire escape connections in the structure are to be waterproofed and sealed
b. Remove any loose caulking or loose mortar around fire escape connections and then
clean all dust and debris.
c. All open areas will be blown off by 350 lbs. of air pressure to thoroughly remove
d. After all necessary cleaning contractor will apply one coat of Primer Clear 733 by
Sonneborn Building Products (SEE SPECS ON THE ATTACHED LINK)
e. On deep opened areas, contractor will install Backer-Rod by Sonneborn Building
Products as per manufacturer’s recommendations and instructions (SEE SPECS
ON THE ATTACHED LINK). http://www.anchsand.com/Portals/3/backerrod_overview.pdf
f. After cleaning and Primer 733 installation, apply Backer-Rod by Sonneborn
Building Products with a skinny brush into the openings.
g. After Backer-Rod and Primer 733 has been completed, contractor is to seal all
connection openings with Sonalastic NP-1, color brown or color to match the color
of the fire escapes or color of the existing brick joints as close as possible. (SEE
SPECS ON THE ATTACHED LINK) http://www.homasote.com/Installation/SononlasticNP1_tdg.pdf
NOTE: THROUGH ALL THE YEARS OF MY EXPERIENCE, I HAVE COME
ACROSS QUITE A FEW TIMES THAT FIRE-ESCAPE BASKETS ON
SOME OLD BUILDINGS HAVE A TENDENCY TO FALL OFF OF A
BUILDING DUE TO FAILURE OF MAINTAINING THE FIRE ESCAPE
CONNECTIONS WATERTIGHT AND BECAUSE OF MANY YEARS OF
NEGLECT, RUST FORMS, AND THE CONNECTIONS HAVE BEEN
EATEN AWAY. THEREFORE, I RECOMMEND TO ALL MY CLIENTS TO
MAINTAIN FIRE-ESCAPE CONNECTIONS WATERTIGHT AT ALL
TIMES. (95% OF THE TIME ON THE OLD BUILDINGS, ESPECIALLY
THE LANDMARK BUILDINGS THAT I’VE WORKED ON, THE FIRE-
ESCAPE CONNECTIONS ARE MOSTLY LOCATED BY THE KITCHEN
WINDOW). THEY HAVE ONLY TWO COURSES OF BRICKS DUE TO
THE FAILURE OF MAINTAINING THE WINDOW FRAMES
WATERTIGHT, WATER PENETRATES THROUGH THE BRICKS AND
CORRODES THE MAIN CONNECTIONS OF THE FIRE-ESCAPES,
WHICH MAKES IT VERY DANGEROUS.) (See pictures of fire escapes
19. All paint applications will be applied with mitten, roller and brush and with no
20. All brick elevations, windows, doors and other unpainted areas to be maintained
free of paint drops.
D. SCOPE OF WORK: EXTERIOR WINDOWS
- SCRAPING, GLAZING PUTTY, CAULKING, ONE COAT OF PRIMER YELLOW, FINAL COAT OF EXTERIOR BENJAMIN MOORE GLOSS TRIM, COLOR TO BE SELECTED BY OWNER, OIL BASE. CONTRACTOR TO SUPPLY ALL NECESSARY SCAFFOLDING AND EQUIPMENT TO PERFORM THE FOLLOWING WORK:
1. Thoroughly scrape all loose paint and scaling particles throughout.
2. Remove all loose caulking around windows frames.
3. Remove all loose & defective putty from around windowpanes.
4. Wire brush will be used to remove all rust from steel lintels or any other metal work, wherever is necessary.
5. Clean all dust and debris before applying paint.
6. Then apply one coat of oil-base linseed oil primer sealer, color yellow. Therefore, owner will be able to determine the difference between paint applications.
7. Heavy duty linseed oil putty will be used around windowpanes to a smooth even finish, wherever necessary.
8. Sonneborn Backer-Rod will be used to fill all large openings around window frames, if necessary (see specs enclosed)
9. Primer 733 will be applied with skinny brush into the openings around window frames and windowsills prior to the NP-1 Sealant (see specs enclosed).
10. All window frames will be caulked with heavy duty caulking, NP-1 (white), by Sonneborn Building Products (see specs enclosed),
11. All wooden windows will be painted with a white primer and after the primer is completely dry we will re-erect the scaffold in the same area to apply the final application of the selected final color. A responsible person from the board of directors must be present to witness the primer applications prior to final coat.
12. A second (top quality) BENJAMIN MOORE GLOSS TRIM will be used throughout (see specs enclosed), House and Trim.
13. All paint applications will be applied evenly with no sacking, blemishes, runs and no holidays.
14. All windowpanes will be free and clean of paint.
15. All brick elevations to be maintained free of paint drops.
16. Not responsible for windows that presently cannot be opened. Owner is to inform residents to play with the windows by opening and closing to prevent stickiness.
17. If the windows are stuck it’s the owners’ responsibility and not the contractor.
18. All windows must be kept open by the owners a 1/2 inch on top and ½ inch on the bottom to prevent stickiness. Owner is to place notice in the elevator during work performance to notify all residents.
19. Not responsible for blind spots by window tracks and storm window frames facing the interior.
20. After the completion of the painting, contractor will clean all the paint from the windows glass and wipe off dust free. If the owner desires to clean the exterior part of the windows with paper towel and glass-plash, it will be an additional charge of $25 per window.
21. If broken glasses are in need to be replaced, it would be additional charge of $65 per window pane.
22. Contractor will provide the owner with a report of all the broken or cracked glasses prior to the work beginning. Owner must provide access to each and every apartment for inspection of the existing windows.
23. Broken or cracked glasses are not visible from the ground.
24. If the contractor broke the glass by mistake, the contractor will replace it immediately, and no extra charge.
NOTE: OCCUPANTS MUST REMOVE ALL AIR CONDITIONERS FROM WINDOWS IN ORDER TO HAVE WINDOWS PAINTED COMPLETELY
*FOR ABOVE WORK - FIVE (5) YEARS GUARANTEE ON LABOR AND MATERIALS.*
E. SCOPE WORK: ROOFING
- MAIN ROOF TO BE STRIPPED AND REPLACED INCLUDING STAIRCASE ROOF BY BULKHEAD; APPROXIMATELY 2,988 SQ FT.
1. Remove and dispose of all existing roofing materials down to the original wood decking.
2. Remove and dispose of all pitch pan pockets from around vent pipes and other extrusions on roof.
3. Remove and dispose all base flashings by parapet walls and wood decking.
*NOTE: EXISTING COPPER CAP FLASHING IS TO REMAIN.*
4. Thoroughly clean all dust and debris before applying roofing materials.
5. Install new drains, as recommended by roofing manufacturers and as indicated on sketch. (see sketch enclosed).
NOTE: Ventilation system is very important to let the moisture escape from within the
roofing system. Moisture begins at the basement and rises all the way up to the
roof. During the hot weather, moisture gets trapped under the roofing system
and becomes steam. This causes the roofing system to raise and separate from
the roof decking. It creates bubbles, blisters, and many inflated areas in the roof and causes a great deal of damages on the roof.
In addition, if it is wood decking, the moisture corrodes the wood decking and rafters. Therefore ventilation is very important. If it is a concrete decking, the moisture which is trapped inside the concrete decking damages it and makes it brittle. At the same time, the roofing system gets ruined.
6. Remove corroded and damaged wood panel decking. Repair and replace with new waterproof and fireproof plywood to match existing decking in thickness and to be finished even and flushed to the existing wood decking. NO MORE THAN 10% OR 300 SQ FT. OF THE ENTIRE WOOD DECKING.
*NOTE: Major repairs to be paid extra over and above estimate.*
7. All roofing installations will start at the lowest point of the roof and by the drains towards the highest point.
8. All roof work will pitch towards drains and scuppers.
9. After all necessary preparation and cleaning, button down a heavy duty FIBERGLASS BASE SHEET with fasteners on wood decking.
10. Final application of modified bitumen roofing membrane mineral surfaced white granules rubber base. Will be applied throughout the entire roof.
F. SCOPE OF WORK: FLASHING AND ACCESSORIES
- 99% OF ROOF DEFECTS AND LEAKAGES START FROM THE FLASHINGS AND PARAPET WALLS.
1. LIFT AND RAISE EXISTING COUNTER COPPER CAP FLASHING. REMOVE ALL EXISTING ROOFING MATERIALS, INCLUDING ALL BASE FLASHING. INCLUDING ROOFING CANT STRIP, ALL THE WAY DOWN TO THE BRICK WALL AND TO THE ROOF DECKING.
2. Remove all existing base flashing down to the original roof deck.
3. Repair base flashing, brick walls, and roof decking by parapet walls where ever necessary.
4. Thoroughly clean all dust and debris before applying flashing materials.
5. Install copper base flashing throughout all perimeters of parapet walls and roof decking. Then apply one heavy application of roof primer asphalt.
6. Install cant strip with quick drying asphalt roof coating at corner between parapet walls and roof decking at base flashings.
7. Apply a heavy layer of roof primer coating over and above cant strip by parapet walls, and roof decking.
8. Install 2 tough plies, #60 ply sheet, with asphalt.
9. Final application of modified bitumen roofing membrane mineral surfaced white granules rubber base. Starting approximately 20 inches above the roof surface and terminated right beneath copper cap flashing.
10. Install termination bar with fasteners over base flashing and to be terminated beneath counter copper cap flashing.
11. All termination bars will be sealed with NP-1 by Sonneborn Building Products. (See specs enclosed).
12. Existing copper cap flashing is to be re-installed after the completion of termination bars.
13. Cap flashing will be installed a maximum of 1-1 ½” into the structural walls.
14. All copper cap flashing will be sealed with NP-1 (see specs enclosed).
15. Install pitch pan pocket in mastic around vent pipes, then to be filled with one half with no shrink concrete, and the remaining to be filled with quick seal pourable sealant by US Intec recommended by owner (see specs enclosed).
16. Project site will be inspected by contractor during work performance.
17. See roofing flashings installations sketch enclosed.
18. All roof work will be 100% completed according to the manufacturers recommendations and instructions as specified on updated specifications and recommendations by roofing.
19. All work will be inspected during work performance by roofing manufacturers and roofing contractor.
FOR ALL ABOVE WORK – 25 (Twenty-Five) YEARS GUARANTEE ON LABOR AND MATERIALS WITH AN AGREEMENT THAT ALL CAULKING BY COPING STONES TO BE REPLACED EVERY SIX TO SEVEN YEARS AND YEARLY ROUTINE INSPECTIONS AND MAINTENANCE OF PARAPET WALLS AND CHIMNEYS.
GENERAL CONDITIONS – PART II
- Contractor will make sure that all cracks and openings, as specified above, will be 100% sealed and masonry walls are able to withstand wind-driven rain (Solely the work done by contractor).
- Contractor is not responsible for any damage to window screens and storm windows. Residents throughout the entire building must remove all window screens and storm windows (if necessary) before work commences and be reinstalled after work is completed.
- Not responsible for any non-visible conditions within the structure.
- Not responsible for any non-visible conditions underground, such as boulders, large roots, or any other hidden structural objects or piping.
- NOT RESPONSIBLE FOR ANY NON-VISIBLE CONDITIONS THAT ARE NOT CLEARLY VISIBLE FROM THE GROUND LEVEL.
- Not responsible for removing asbestos or other hazardous materials.
- Not responsible for paint drops or paint smears on brick surfaces caused by previous contractors.
- Not responsible for paint drips or runs caused by previous contractors.
- Not responsible for defects or damages caused from previous contractors.
- Contractor is not responsible for bushes, shrubs, flowers or any other plants that are close to the structure and interfere with the work. If any protection is required it will be at the expense of the owner. If the owner decides to have our company do the necessary protection, there will be an extra charge over and above this estimate.
- Breathable materials will be used throughout all masonry work.
- All materials will meet and comply with federal specifications and requirements.
- All material will be approved by ASTM testing methods.
- All workmanship and materials shall be first class and best of their respective kinds in complete accordance with the specifications.
- All materials shall be delivered in original containers and packages bearing manufacturer’s name and brand with labels intact and seals unbroken.
- All materials will be applied according to the manufacturer’s recommendations and instructions.
- Materials delivered to the job site but not yet incorporated in the project shall be neatly piled and properly protected.
- All work will be performed by first-class mechanics, using best-made tools and equipment.
- All work is covered by workmen’s compensation, liability and disability insurance.
- Any alteration and deviation from the above specifications involving extra costs shall become an extra charge over and above the estimate.
- All work performed by contractor, whether “charges” or “no charges”, must be acknowledged and signature accepted by owner, management agent, or any other representative of the project.
- Owner shall supply contractor with electricity, water and EMPTY safe storage room to store all necessary equipment and materials during the work performance. In the event that no empty safe storage room is available, contractor will have to rent a trailer and owner will be responsible for the cost over and above the estimate.Owner shall supply contractor wash room, toilet and slab sink.
- The warranties do not apply to results from: future settlement or expansion of the structure, any settlement cracks, accidents, fire, other casualties or other physical damages resulting from any future interior or exterior renovations.
- All warranties will commence from the date of completion.
- All warranties and guarantees apply and relate solely to the work done by the contractor.
- In order for all guarantees to be in effect, all the structures above the work we performed and completed must be maintained 100% watertight.
- All drains will be protected and maintained clean at all times during construction, after job is completed and contractor leaves the job site, owner must maintain all drains from clogging to prevent overflow. Not responsible for drains which are presently clogged, and before work commences.
- In case of any changes in the work, or by labor strikes, lockouts, unavoidable casualties or other causes beyond the control of the said contractor, then the time of the performance or completion of said work shall be extended.
- The contractor shall remove litter, scrap and debris resulting from the operation and shall keep the area of work “broom clean” at all times.
- Prior to commencing any new work, the contractor shall clean all areas where it is scheduled to start.
- Care shall be taken by workmen not to mark soil or otherwise deface finished surfaces. In the event that any finished surface becomes defaced, contractor shall clean and restore such surface to its original condition.
- Conduct cleaning and disposal operation in accordance with local ordinances, applicable codes and regulations relative to safety, insurance standards, anti- pollution laws, and owner’s requirements.
- Remove waste materials, debris and rubbish from the job site and legally dispose at legal public or private dumping areas.
- Owner agrees to perform yearly inspections of parapet walls and throughout all brickwork, ESPECIALLY COPING STONE JOINTS AND AROUND CHIMNEY FLUES. Any abnormalities are to be reported to the contractor.
- Not responsible for any belongings left on balconies, fire escapes, or penthouses. Tenants or owners should remove such belongings from such locations.
- Not responsible for honest typographical errors.
- Not responsible for honest incorrect calculations or any other honest errors.
- Owner shall have available responsible party representing owner at all times in case of emergency or changes during work process.
- Upon acceptance of the contract, owner is to supply Contractor with a TAX EXEMPT CERTIFICATE OR CERTIFICATE OF CAPITAL IMPROVEMENT.
- All above prices are approximately estimated. All work is subject to be re- measured/re-counted. If less work is needed, allowances will be given to the owner. If more work is needed, charges will be made accordingly.
- If hazardous conditions or loose or deteriorated areas are found, such as loose bricks, loose cornices, loose ledges, loose window sills, loose and defective lintels, loose air conditioner sleeves, loose air conditioner brackets or any other loose or deteriorated and defective structural areas, especially if the safety of the public is involved, and they need to be repaired over and above the scope of work, contractor has the responsibility to repair these areas to a legal and safe condition. Contractor will notify owner of findings and there will be an additional charge over and above the estimate based on the repairs made. If owner prevents contractor to proceed with the repairs or if there is a refusal of payment, it will be the responsibility of the owner and not the contractor. Moreover, due to refusal of repairs, in the event of an accident due to falling defective structural materials, contractor and his insurance carriers will be held harmless and owner will assume all responsibility.
- Contractor is not responsible for any findings during or after pressure washing of structure.
- Contractor is not responsible for damages due to heavy winds and hurricanes.
- Contractor is not responsible for owner, tenants, residents or pets stepping on wet paint or plastering and tracking it throughout the building or apartments causing damage to flooring or carpeting. Caution must be taken or shoes should be removed.
- If doors are painted, they must stay open until dry. If individuals close their doors, they do so at their own risk, and contractor will not assume responsibility.
- CONTRACTOR IS NOT RESPONSIBLE FOR EXISTING AIR CONDITIONERS NO MATTER THE CIRCUMSTANCES.
- Contractor is not responsible for air conditioner sleeves if they are corroded and if water penetrates through the structure from the corroded air conditioner base (plates).
- All above specifications and scope of work are subject to changes depending on findings during preparation and demolition or on any findings during performance of work.
- Contractor will have the rights to use freight elevator at all times during work performance. In case of complaints from neighbors due to dust or noise, contractor will work after hours starting work at 5:00 pm or 6:00 pm and work throughout the night. On many occasions, it is very possible contractor may work weekends. Owner must provide access to the contractor as required.
- If necessary, work is subject to be recounted after completion and charges will be made accordingly.
Note: I would like to stress that without first cleaning the surface very thoroughly, any kind of pointing work or cement work or repairs on brick walls or concrete surfaces will never adhere and bond properly. The enormous amount of materials and workmanship will be wasted. Therefore, I strongly recommend to all of my clients that the surface must be washed thoroughly before pointing or any other repairs or patches. Even the material manufacturers highly recommend this.
Note: Cutting brick and stone joints requires great skill even more so than the expertise of brick layers or any other construction trade; if one does not know how to cut brick joints or stone joints, they will cut and destroy the bricks and stones. Cutting brick or stone joints requires experience and great skill.
FOR ALL ABOVE DESCRIBED WORK, FIVE (5) YEARS GUARANTEE ON LABOR AND MATERIALS.
DORIC & STAVROS CONTRACTING, INC.
STAVROS SITARAS, PRESIDENT
I AM A CERTIFIED LEAD-BASED PAINT CONTRACTOR