Parkchester South’s Waterproofing Program

Management has been taking extensive steps to waterproof all of our structures. This is not a new initiative as a Waterproofing Department was created more than 10 years ago to locate the source of any leaks as they occurred and make repairs to control the infiltration as well as to the affected apartment. These employees, with additional training by our engineers, are also equipped with specialized equipment that can detect moisture behind walls and above ceilings that is not apparent and would otherwise go unnoticed until it became a larger and more destructive issue. Our staff makes regular inspections to clear any leaves or debris from roof drains as well as reseal any drains as necessary, re-point any accessible brick work along the parapet or repair any flashing that are possible sources of a leak; and, of course in the apartment, remove any wet walls and ceilings and install new walls, ceilings and repaint. What is new is to bring new professional resources and efficiencies to bear to address these problems and to act proactively to the extent possible.

It is not as one would expect that the source of water infiltration always comes from a roof that needs to be replaced. A building roof has a life span of about 20 years and a regular roof replacement program has long been a part of our annual budgets. Along with replacing the roof, new flashing is installed and the parapet is inspected and frequently needs to be rebuilt as well bringing the total repair costs to well over $250,000. Sometimes all of these repairs to the building’s roof do not resolve the issue. As we all probably know, running water will seek a path of least resistance and tend to find its own level. Water from a wind driven rain can actually infiltrate from the side of the building finding a source on a floor below the upper level. Prior to our renovation in the years 2000-2003, pipe breaks were often the most frequent cause of water infiltration. However, all of the domestic water lines were replaced eliminating this as source of current leaks. However, the planners, in order to keep the $130,000,000 cost of the renovation from rising further to unacceptable and unaffordable levels for our residents did not include replacement of the drain stacks in the renovation which occasionally fail causing water infiltration into the apartment. These stacks are repaired or replaced on an as needed basis.

In our new plan, professional engineers do a thorough inspection of the entire outer surface of the building along with Local Law 11 inspections taking advantage of the scaffolding and side walk bridging required for both projects. Local Law 11 inspections are mandated for all buildings in the city over six stories in height in 5 year cycles to survey and correct anything that could fall from the building including the parapet, window lintels, decorative structures, façade and air conditioner installations. Roof replacements also require the erection of side walk bridging and scaffolding so where ever possible all of these projects are coordinated and addressed at once. In the fall and early winter of 2011 work was completed in these buildings:

81 Metropolitan Oval
99 Metropolitan Oval
1470 Parkchester Road
1610 Metropolitan Avenue
1650 Metropolitan Avenue
1690 Metropolitan Avenue
1935 McGraw Avenue
1945 McGraw Avenue
1949 McGraw Avenue
1969 McGraw Avenue
2059 McGraw Avenue

Thankfully, many buildings and most apartments have no water infiltration issues but for those who do who are not in the current cycle of structural restoration, our Waterproofing Department continues to make temporary repairs to those areas and apartments as quickly as possible when reported by our residents. It would be beyond the resources of the Condominium and the affordability of our unit owners and residents in increased common charges and rents to undertake all of these projects at once and the reality is that any structure, whether a small private home or an apartment complex, will always require a continuous cycle of reconditioning and restoration. Andre Butler