KANSAS CITY MASONRY REPAIR AND RESTORATION
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Painted Masonry - Problems and Solutions Series

3/11/2017

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The Problem

1. Paint is peeling from masonry surface or is undesired
2. Paint is causing damage to masonry

Paint has been used to cover masonry for many years and has been used as a protective coating for masonry that is beginning to show signs of deterioration. It has also been used when porous masonry became dirty from pollution. It may have been been painted due to repairs made to the building which caused a mismatch in masonry.
While some historic buildings were built with the intention of painting the masonry for architectural design purposes, most historic buildings were not.
Under many circumstances, removing paint properly from a historic masonry structure will bring about dramatic visual improvements and will help prevent future problems associated with paint on masonry. We can help determine the proper cleaners and protective treatments for historic brick that will allow the vapor permeability that is necessary while preserving the beautiful exposed historic masonry.

The Solution

Step 1: Remove paint with application specific strippers to preserve integrity of underlying masonry.
Step 2: Clean and repair exposed masonry as needed.
Step 3: Inspect the newly exposed masonry to determine if protective treatments are appropriate.


Alternate Solution (if paint is appropriate)
Step 1: Same as step 1 above.
Step 2: Same as step 2 above.
Step 3: Paint with breathable masonry paint.

​​Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516
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Masonry Deterioration - Problems and Solutions Series

3/11/2017

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The Problem

Masonry is often seen as a permanent building material with no maintenance required. While it is true that brick and stone are very durable and lowmaintenance, they are not maintenance free! Hardness and chemical properties of the masonry material utilized on the building (e.g. Soft brick/hard brick, sandstone/granite) will dictate the amount of maintenance required.
The Best defenses against masonry deterioration are a maintenance plan which includes checking the building’s waterproofing, periodic cleaning, and re-pointing where necessary. However when deterioration starts, there are methods to repair and stop further damage.
There is a long list of causes for masonry deterioration that includes, but is not limited to:
  • Failure to re-point and freeze/thaw cycle
  • Building settling and expansion of rusting steel components
  • Flashing and roof problems
  • Rising damp (migration of water through capillary action)
  • Water trapped beneath non-breathable paint layers and film causing sealers
  • Acid rain, bird and animal droppings
  • Seismic activity

The Solution

There are several approaches to solving the problem of deteriorating masonry depending on factors including structural importance of the unit(s) affected, ability to find suitable replacement units, and the extent of the deterioration.
Among the repair options are:
  • Composite Patching: utilizing a specialized repair mortar that that closely matches color, texture and properties of the unit being patched.
  • Dutchman Patch: Replacing small areas within affected masonry with new masonry of the same type.
  • New Veneer: Removing Deteriorated face of masonry unit and replacing it with new masonry.
  • Remove and Replace: Complete removal of masonry unit and replacing it with new masonry.
  • Consolidation: removing badly damaged areas and applying treatments to strengthen remaining masonry unit.
​Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516
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Mortar Failure - Problems and Solutions Series

3/11/2017

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The Problem

1. Mortar that is cracked, missing or deteriorating.
2. Mortar that has been pointed (tuckpointed) improperly causing adverse    effects.

Masonry that is experiencing mortar failure is subject to the adverse effects of direct water penetration and a weakened wall. The obvious weakening that occurs is from a lack of material (mortar) between layers of masonry which derives its primary stability from the weight of the material above it. The freeze thaw cycle causes rapid expansion and contraction within a wall which can cause visible problems such as spalling and in extreme cases cause complete disintegration of the masonry unit.

Modern mortars are much too hard and water resistant for re-pointing old masonry walls. When these mortars are used for historic masonry walls, the long term effects can be disastrous. Not only do modern mortars create a potential detraction from the historic character of the wall, they can actually cause the masonry units to fail. Mortar should be a softer material than the masonry around it. If there are stresses on the wall from water or building movement, the mortar is considered a “sacrificial” material. Meaning, if there is excessive movement in the wall, the mortar should fail first hopefully cushioning the masonry units around it. It’s certainly preferable to re-point mortar than to replace broken masonry units.

The Kansas City area is in one of the worst freeze/thaw cycle zones in the country. During winter, temperatures often fluctuate above and below the freezing point. This allows water to enter problem spots and cracks and re-freeze, causing expansion and breakage problems for our brick and stone structures if they are not maintained.


The Solution

If there are cracks, missing bricks, and or crumbling masonry/mortar joints, these conditions do require maintenance which includes Re-pointing. 

Re-Pointing is the repair process of removing old and corroded mortar from around brick or stone to a correct depth without damaging the wall or the masonry unit. Then “pointing” or placing, compacting and tooling the correctly formulated mortar to the wall being repaired.
Done correctly, a pointing job will last many years, enhance your building’s appearance and will act to prevent water damage and help stabilize the masonry wall.

Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516

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Masonry Cracking - Problems and Solutions Series

3/11/2017

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The Problem

Masonry units subjected to pressure or lack of adequate support are prone to cracking and buckling. This pressure can include but is not limited to:
  • Thermal expansion and contraction
  • Settling
  • Material or foundation failure
  • Expansive soils and poor water drainage away from structure
  • Rusting expansive structural steel
Cracks can allow water, insects and dust into your building. They also are looked on negatively by potential buyers if you are trying to sell your building. Cracks are usually either dormant or active. Dormant meaning that they stopped widening in the past or if they are still active then the crack is still in the process of spreading. How a crack is managed and repaired depends on the condition that it is in.

The Solution

Both cracks and buckling can be addressed by using various methods of structural reinforcement along with pinning, and grout and epoxy injection methods.
Just filling a crack in a masonry building with mortar rarely works as the problem is usually an underlying issue and the integrity of the masonry units have been compromised.

​
Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516
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Masonry Sealers on Historic Buildings - Problems and Solutions Series

3/11/2017

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The Problem

One of the greatest challenges with masonry buildings is water entering the building envelope, causing freeze-thaw damage and other problems such as mold.
Water sealing would seem like the obvious solution and is one of the most misunderstood and damaging treatments for brick buildings.
Older sealers and paints created a film that did not allow water into the building and created a surface barrier. In time, these coatings peel off the buildings creating an eyesore. Certain coatings cause the outer layer of masonry to be pulled off the building with it causing damage. Even greater damage occurs when the water is trapped in the wall, causing freeze/thaw damage.
Current masonry “sealers” are not really sealers at all but rather are water repellents that penetrate into the surface and usually do not alter the appearance of the building. Water vapor can both enter and exit the structure as it normally would due to the molecular structure of the repellant. These repellents do prevent water in liquid form from entering the structure and allow water vapor out. However, water repellents can also trap water in liquid form inside a building envelope.
Most historic buildings do not require water repellents and incorrect use can cause more damage than they prevent. They should be considered only when it is deemed necessary to preserve very soft absorbent brick or in certain areas of a structure at higher risk due to higher exposure to weathering.
Rising Damp (water entering building from the ground by capillary action) can cause waterproofing problems as well as can coping, parapet wall, and cap failure. Alliance can partner with you in solving these often complex issues.

The Solution

There are a myriad of potential issues that can cause waterproofing problems in masonry buildings so there is no one-size-fits-all approach to water management for masonry.
Alliance Restoration and Preservation Services can assist you in correcting the waterproofing challenges your building brings. We offer solutions in flashing and sealing as well as parapet and coping caps. Foundation treatments and water diversion solutions are all part of a comprehensive plan for your buildings’ longevity.

Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516


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Soiled Masonry - Problems and Solutions Series

3/11/2017

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The Problem

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​Since nearly all masonry products are porous, it’s normal to expect that through the course of time it will be soiled by pollutants around it.
Certain types of soiling are more damaging than others, which may be more of an eyesore than immediate risk to the building. Cleaning masonry with the proper gentle techniques can dramatically improve the appearance of the building while allowing inspection for other issues that can be curbed before becoming obvious and costly problems.
There are many possible ‘offending’ elements usually acting in tandem that must be treated differently and with care. These include:
  • Gray or black carbon deposits
  • Hard water deposits from sprinkler usage
  • Graffiti
  • Metallic deposits
  • Animal or plant life
  • Smoke from a fire

The Solution

  • Determine the type of pollutants and dirt that has soiled the masonry.
  • Determine a reasonable expectation of cleanliness based on the project and materials.
  • Begin with the most gentle methods and test in inconspicuous area of the building.
  • Complete cleaning project and suggest any maintenance issues that may have been exposed.
  • In some instances it is advisable to apply a deep penetrating water repellent that is not film forming and is vapor permeable.

​Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516
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Hey Kansas City! Your Chimney May Need Repair

2/24/2016

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Have you looked at your chimney lately? One of the more overlooked parts of home exteriors happens to be the chimney. It is generally out of sight, above where we normally would look  while reviewing our home’s exterior. Yet brick and stone chimneys, when well maintained, add to the overall appearance of a well kept home. Chimneys are expensive to replace when maintenance is deferred.

One common vulnerability of residential chimney seems to be the crown assembly. This is the part of the chimney where the brick or stone end and it is capped or “crowned” with a cement and sand mixture which has a tendency to break over time and allow water into the top of the chimney.

There are several reasons that  the crown breaks apart. There should be a small gapping or space between the clay flue liner where applicable and the concrete to allow for expansion and contraction of the flue liners with temperature changes. This  critical detail is often missed in common practice.  Other reasons for crown failure include poor mortar mix design or water intrusion where the stone or brick meets the crown and no drip edge is present in the design.

Other common issues include mortar loss at high weathering areas. These are areas that are above the roof line and have high exposure to wind driven rain, ice, snow and the elements.

Any part of chimneys which are skyward  facing, which include crowns, shoulders and decorative elements that are protruding from the general profile of the chimney, are susceptible to moisture damage and should be inspected on a fairly regular basis to prevent costly repairs.

If you look at the top of your chimney and see dark spots, missing or crumbly brick, stonework, or a general appearance that doesn’t match the rest of your chimney, It would be wise to have a masonry professional provide an evaluation. It may be just a little dirty, or you could be stemming a costly rebuild if you catch the maintenance work in time.

​
Contact:

jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

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This chimney had several brick that were crumbling or "spalling". Brick replacement and replacing the surface mortar (repointing) is the process that is being started here.
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After the work is completed, the chimney looks great and will function properly for years.
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Historic Brick and Stone Wing-Wall Restoration

11/29/2015

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An early 20th century Kansas City bungalow keeps it's architectural features intact with a wing-wall restoration.

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One of the great things about living in a historic home is the authentic architectural elements which make these abodes what they are. 

Masonry that is exposed, with no roof or overhang protecting it, is always much more vulnerable to damage from the elements. These higher risk areas include:
  • chimneys
  • patios
  • unprotected steps & walks
  • wing walls 

Many times, the masonry on these older architectural features and items are so damaged by the elements that they must be reconstructed for proper repair. Such was the situation with this wing wall element at the Kansas City bungalow.

A new foundation and mortar was needed. The existing wall was carefully demolished and all of the historic bricks and stones were carefully salvaged.

The failed and sunken foundation was excavated and a new one was poured. We then closely matched the original lime-based mortar for reconstruction.

The result is that this home will maintain it's historic charming architectural character and authenticity.

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Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com
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Ugly Mortar Repair! Kansas City

1/12/2015

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Sometimes masonry stain is just the ticket when shoddy mortar repairs are the culprit.

You know the look.. It's when an otherwise very nice bit of wall has been marred by scar of a bright glaring mortar repair that resembles something more like scrawl by a toddler who got their hands on the markers than a legitimate repair. The overconfident DIY'er? Or maybe a repair by an unqualified handyman.
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Many beautiful masonry walls have been victims of poor mortar matching when repairs are made to movement cracks or areas where mortar needed repair. One way to go about making it right is to have a masonry restoration contractor with the experience remove the mortar and replace with a properly blended mix.

Sometimes however, if the workmanship is not too poor and just the color is off, a masonry stain can be used to tint the mortar in the direction of the color we would rather see. This technique is less costly and can make a vast improvement in the appearance of the repair.

Another use for masonry stain in some circumstances is where replacement masonry is mismatching older work. Masonry stain can be used to bring newer masonry to a closer color match to the original and blend the wall.



Contact:
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com
1-913-742-1516
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Kansas City Brick and Stone Cleaning Revives Aged Masonry Walls

8/10/2014

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Having your brick or stone masonry professionally cleaned not only looks great, it allows for an accurate evaluation of the masonry's condition. 

Brick Cleaning Kansas City
While there are several pitfalls to cleaning older masonry walls, having a masonry restoration contractor perform the work will allow a good evaluation of masonry and mortar condition to determine a good maintenance and preservation plan. All masonry which is exposed to outdoor conditions will require some maintenance as it ages. 

A good goal to have in place when considering cleaning and refreshing older masonry is to clean the masonry as thoroughly as possible by using the gentlest means possible and finding the balance between squeaky clean and avoiding damage to the masonry. This is where you will find the experience of a masonry restoration contractor very useful. 

They should be able to identify the hardness/softness of the masonry and be able to prescribe the balanced solution which will not damage the wall. 

The second item on the list will be evaluating the brick or stone work to determine if there are soft or deteriorated portions of the mortar or masonry units and make recommendations for preservation. Some of the considerations will be:

  • Should a water repellent be used or will it cause harm to the wall?
  • Is there water damage occurring and what can be done to solve the problem?
  • Is some mortar replacement required and should it be a lime mortar? If mortar replacement is required, should we repoint / tuckpoint all or some of the mortar?
  • If mortar replacement is required, is the contractor qualified to match the mortar appearance?
  • Is unit replacement required. Should some of the bricks or stones be replaced and
  • Can a suitable replacement be found?


Professional masonry cleaning, especially to fragile walls should be completed with care and by someone who is able to determine the most suitable and non-damaging way to complete the work. That being said, the difference in a properly cleaned and maintained masonry wall is akin to a fresh coat of paint on a run down wall.


Contact
jdunn@masonryrestorationkc.com

AllianceMasonryRestoration.com

1-913-742-1516
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    Author

    Joshua Dunn is the owner of Alliance Restoration LLC, a Kansas City based masonry restoration contractor and consulting service that focuses on traditional methods in masonry construction and up-to-date preservation techniques to maintain our built heritage.

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