Facades of Manhattan Apartment Buildings from the 1902–1915 Period. II: Life Cycle Prediction

Abstract

The 3,500 apartment buildings erected in New York City between 1902 and 1915 form a typology characterized by similarities in structural and architectural solutions. About 87% of these buildings are still standing and are home to about half a million people. To predict the remaining life of facades of this typology, the author rated the condition of 171 masonry facades. For each surveyed building, a timeline of repairs since 2006 was constructed. The data collected—condition ratings, type of material, and area of ornamentation allowed analysis of the deterioration of various materials as they have been interacting in the same facade. The sample included 74 facades subject to mandated periodic inspections. The results of these inspections performed by others provided additional points of control. The condition ratings and the 13-year timeline of activities were used to predict the remaining life of the facades in terms of rate of repairs. Deterioration developing in stone and terra-cotta ornamentation is the main concern. Corrosion of steel anchoring the ornaments was found to be the main factor determining the deteriorations’ critical path.