What a NYC facade repair scope should include

Describe existing conditions and repair limits

A facade scope begins with what is observed: open mortar joints, displaced or cracked units, spalled stone, failed patches, corrosion staining, loose coatings, leaking interfaces, bulging, or other documented conditions. It should identify the elevations, stories, bays, and components involved.

Differentiate investigation from repair. If concealed anchors, backup masonry, steel, or substrate cannot be evaluated before access or opening, state how the condition will be exposed, documented, reviewed, and authorized as additional work. For a brownstone project, the complete restoration guide connects that condition map to repair criteria, LPC and DOB checks, mockups, budget drivers, and contractor evidence.

Define materials, preparation, and finish

The scope should state what existing material is being repaired and how compatibility will be evaluated. For repointing, this can include representative mortar review, removal limits, replacement mortar properties, color, texture, joint profile, sample panel, curing, and cleaning. For brownstone or limestone, identify patch, dutchman, resurfacing, or replacement areas instead of using stone repair for every condition.

Name proprietary products only when the condition and specification justify them. Include the approved system, preparation, application limits, and substitution procedure. A contractor should not be free to replace a specified repair with a materially different method without documented review.

Assign access, protection, and site responsibilities

Exterior work often depends on access that is absent from a short quote. Identify who provides and pays for scaffolding, lifts, sidewalk protection, permits, tie-ins, roof access, temporary removal of obstructions, and restoration after access is removed.

Include protection for:

• windows, roofs, plants, sidewalks, and adjacent finishes;
• occupants and public areas;
• dust and debris control;
• weather exposure and temporary water protection;
• adjoining property where access or protection crosses the lot line;
• salvaged historic material and architectural details.

State permits and professional responsibility

The scope should state which DOB permits, filings, inspections, and closeout steps are expected and who is responsible for each. DCWP’s permit disclosure requirements should be reflected in the contract process for covered home-improvement work.

For an individual landmark or building in a historic district, determine whether LPC review is required. LPC states that exterior work can require its permit even when a DOB permit is not required. Identify who prepares photographs, drawings, material samples, and applications, and whether work may begin only after approved documents are issued.

The guide to NYC facade permits and public records explains how to verify those records.

Use mockups and hold points

For work where appearance and compatibility matter, identify a representative mockup or sample area. State who approves it and whether the approved panel remains visible as the standard. Testing may include mortar or coating review, adhesion tests, probes, water testing, or other evaluation selected by the project professional.

Useful hold points occur before irreversible work:

1. after access and close inspection;
2. after representative removal or opening;
3. after material and finish mockup;
4. before expanding beyond the documented limits;
5. before access is removed and concealed work becomes hard to inspect.

Define closeout, exclusions, and change orders

List required closeout items: inspection approvals, permit status, warranties, product information, photographs, maintenance instructions, cleanup, punch-list completion, and final protection removal.

Then list exclusions in plain language. Common unknowns can include concealed steel or anchors, interior damage, hazardous materials, unavailable matching units, utility relocation, adjoining-property agreements, and winter protection. An exclusion is not automatically unfair; an invisible exclusion is what prevents a fair comparison.

Use written change orders that describe the new condition, added or deleted work, price, and schedule effect before proceeding whenever safety permits.