WickRight General Contracting

Historic Hyde Park Masonry Building Needs Venting Evaluation 2021

Mon, 29 Jun 2026 17:03:30 GMT

Historic Hyde Park Home, WickRight Reverses Issues Caused by Repointing with Type N Mortar - Evaluation 2021

Evaluation from WickRight General Contracting archives - 11/14/21 -
S. Woodlawn, Hyde Park, Chicago, Il

There are several issues happening on your home. Most of the issues are related to the building's age and the use of modern materials (insulation and Type N mortar) and/or installation methods that are not compatible with the historic materials. Between these two situations, moisture is accumulating and needs to be evacuated. To manage the moisture in the building, it needs to be vented. The areas to be vented are the parapet coping, top of the mansard and the roofing at the interior the parapet wall.

Insulation:
The air space once used to diffuse water vapor from the structure is now full of insulation. The insulation is allowing water vapor to accumulate, consequently moisture is building up at the peak of the roof, dripping down and damaging the interior plaster walls. The water staining is at the same location on either side of the home lines up with the peak of the roof. I often find roof systems with less insulation allow vapor diffusion; more insulation holds the water. Right now moisture is lofting to the high point of the roof.

Masonry:
The building was re-pointed with mortar that's too hard and cut off the breathability of the original lime mortar. It is a common masonry mistake on historic buildings. The harder mortars such as this is, are not waterproof and trap moisture. Source of the moisture is always from the masonry.

Masonry Sealant: Normally, a historic building would not need to be sealed, because lime mortars are autogenous – they absorb and release moisture. Unfortunately, Type N mortar was used for re-pointing, which requires sealant. Apply a waterproofing sealant to reduce the bulk water from entering the building envelope is necessay. If we need to grind and point the walls, cost will be on an “as need” basis.

Parapet capstone flashing and venting: Remove and reset capstones on both sides of the roof with vented flashing

Mansard roof ridge: Rework and vent top of mansard roof. Remove and reset limestone capstones on the mansard roof.

Install chimney caps on front and rear chimney: Chimney caps need to be installed in conjunction with venting the mansard ridge to take advantage of access.

Door sill flashing:
The roof membrane is attached to the face of the limestone sill. This the equivalent to having a hole in the roof. Water saturates through the sill and leaks into the building.

Repair Process:

Remove decking, storm door, limestone sill
heat weld roof membrane into the empty sill location. This is what prevents water from going down into the house.
Install pan flashing on top of the roof membrane
Reinstall limestone sill

We need to remove the deck and sill to really understand the existing condition. We have flashed a variety of conditions so we are prepared for whatever we expose.

Refinish Original Historic Storm Door: Strip door, glue veneers and coat with West system epoxy.

Roof: Install roof ventilation at the parapet walls. Vent the top and the interior of the parapet. This will carry away water laden air before it can turn to condensation.

Venting process includes the following steps:

Remove roof membrane from the interior perimeter of the parapet walls.
Cut back the roof sheathing to expose the joists.
Install a plastic sheet to separate the insulation from the masonry.
Install new roof membrane and vented sheet metal.

Lakeview East Brick & Split Face Block Moisture Issue Solved by WickRight

Thu, 25 Jun 2026 20:19:27 GMT

Lakeview East Brick and Split Face Block Building: Moisture Intrusion Solved with WickRight, 2021

WickRight General Contracting project on W. Grace, in Lakeview East neighborhood, Chicago, IL - Notes from evaluation performed in 2021

Front Elevation

Problem: Juliet doors and windows are set back from the face of the brick columns. All water travels down, both on the exterior walls and interior within the wall cavity. Water collects on the door and window lentils, flows off to the ends of the lintels soaks into the masonry above each door and into the masonry columns between the windows and doors. This is how water makes its way through the building vertically and horizontally and can eventually find its way out through electrical outlet

Solution:

Build scaffolding to access front elevation

Masonry Maintenance – in cluding spot grind and re-point the front elevation and then seal with ChemTrete PB 100

Flash sills on 5 doors, Flash sill on 13 windows - Window sills requires delicate stone cutting, which takes talent and time

Additional Recommended Repairs Front Elevation:

Limestone stair flashing

Remove sills, Install WickRight Capstone Vented Drip Edge, Re-install limestone

Rear Elevation

Problem: No sill flashing under balcony doors

Solutions:

A. Remove sills under doors. Install flashing, end dams and drip edge, re-install sills.

B. Masonry maintenance Including spot grind, re-point and seal with ChemTrete PB-100

To save money, masonry maintenance, which includes glass block windows, should be scheduled consecutively with repairs to other elevations.

East and West Elevations

Problem:

Windows: limestone sills need flashing and walls need to be sealed.

Solution:

Pull sills, install drip edge, flashing and end dams.

Please note: The first line of defense against water intrusion under windows should be pan flashing under the window. Ideally, all windows and doors should have pan flashing under both the window/door and the limestone sill. Unfortunately, most existing doors and windows will not survive being removed and reset due to weathering and damages from being installed for years.

Masonry Maintenance and Sealing:

Grinding, spot pointing and sealing with Chemtrete PB-100

Access: Cost of scaffold to access masonry, window and door repairs varies. To save money, these repairs should be scheduled consecutively.

Roof Level Repairs:

Demo deck and disposal - to save money your HOA could do this themselves.

Parapet walls and Stairwell Building walls:

Red lines - Install WickRight Metal Coping – 145’ with a new metal cleat and coping, color of your choice.

Thick Yellow Lines – Install approx. 84’ x 4’ high WickRight Roof Vent. Replace up to 12” of roof membrane along 84’ of Roof Vent

Thin Yellow Lines – Install approx. 40’ WickRight Capstone Vented Drip Edge under capstones on the Front Elevation

Green Lines – Install approx. 152’ x 12” high WickRight Roof Vent and WickRight Double Caulk Pocket Counter Flashing above Roof Vent. We will replace up to 12” of roof membrane along 152’ of Roof Vent.

Stairwell Building Roofs:

Thin Blue line – Install approx. 72’ WickRight Edge Metal Vent and approx. 80’ of new perimeter/gravel stop metal

Thick Blue line – Remove gutters. Install approx. 25’ WickRight Perimeter Vent. Re-install gutters

Additional Roof Level Repairs Needed:

2 Stairwell doors

Remove existing door, and jamb if necessary, insulate, waterproof and flash door opening as needed, install door pan flashing.

Remove limestone door sill, flash and re-set limestone door sill. Install new doors.

Air Conditioners: Remove AC units. Repair 8 x8 section of plywood sheathing under AC units. Re-set AC units

Pitch Pans: Scrape off existing sealants, clean with denatured alcohol. Install electrical / ac line set pitch pans. Reset in a pourable pitch caulk and seal base with modified bitumen.

Roof Replacement:

Tear off rest of roof membrane - middle of entire roof beyond the 12” that will be repaired when we install WickRight Roof Vent. Install 1/2” dens deck insulation, Liberty base sheet and GAF modified bitumen roof membrane.

In addition, hidden water damages and structural defects may be discovered in the course of planning and performing repairs. New repairs will be estimated separately and approved by the client prior to performing new repairs. Many of the repairs in this report can be performed in stages. We are happy to help your HOA stage repairs in the most cost effective manner.

Uptown Chicago Parapet Venting Plan 6-3-2021

Wed, 24 Jun 2026 17:15:33 GMT

N. Clark, Uptown, Chicago – WickRight Parapet Venting and Repair Plan - 6-3-2020

Proposal for Round 2 of repairs on Uptown, 8-unit masonry building from WickRight General Contracting Proposals, dated 6-3-2021

1. Install WickRight Vented Drip Edge and receiver flashing under capstones in the following areas to stop water intrusion and kick-start the drying process.

2. Perform masonry maintenance to further stop leaking through the interior of the parapet walls and any exposed masonry at the roof level.

Please note: Your building has multiple issues which cause leaking, some more pressing than others. Round 2 will repair many of the leak sources at the roof level that allow water to seep water into the walls. We want you to understand that this building may never be perfect. We are going to advise against throwing money at problems that will persist and focus on issues that can be improved.

There will be more rounds of repairs that we will recommend, including, but not limited to, the removal of the balconies on the rear elevation, exterior sealant application, addressing flashings and caulk around windows.

Installation of WickRight Vented Drip Edge and Receiver Flashing under Capstones process:

Remove capstones and any roofing materials
Terminate roofing materials properly
Install WickRight Vapor Permeable Membrane, WickRight Vented Drip Edge and Receiver flashing and rubberized self-adhered flashings
Re-install capstones using backer rod, weep ropes and polyurethane sealant

Most areas can be repaired independently to accommodate your budget. However, while planning, please keep in mind that there are mobilization costs associated with starting and stopping work, including but not limited to the following costs per stop.

Hoist set-up and removal
Tool and materials load-in and removal
Debris removal
Dump fees

Parapet Venting Photo Color Legend:

1. Yellow lines – Cornice on front elevation of building - 18’ per side, total 36’ - The building cornice is made from a very porous stone.

There are 2 options to waterproof these sections.

A. Cover entire “limestone” capstones with sheet metal. This is the most effective option.

B. Install flashing under top capstone, apply waterproof sealant (70% effective) to porous material underneath capstone

2. Red lines – Upper north and south parapets

Remove capstones and any roofing materials, install WickRight Metal Coping Vent and new metal copings – 35’ per side, 70’ total

3. Light Green lines – Front stairwell - north and south parapets

Remove capstones and any roofing materials, install WickRight Vented Drip Edge – 23’ per side, 46’ total

Southwest corner of roof over the foyer may have truss damage. Truss repairs may be necessary, an estimate will be provided if repairs are needed.

4. Light Blue line – Foyer- raised, detailed cornice - Install WickRight Vented Drip Edge - 11’ total. Install sheet metal to cap edge of lower front of limestone to re-direct water away from building.

5,6 & 7. Royal Blue lines – Perimeter main roof, install WickRight Vented Drip Edge

5. North Wall 56’
6. East Wall 46’
7. South Wall 56’

8. Purple box – Elevator tower
Area appears to be repelling water fairly well. Lower priority. Install Capstone VRS - 40’ total. Repairs that can be postponed for now.

9. Orange box – Rear stairwell building

Area appears to be repelling water fairly well. Lower priority. Install WickRight Vented Drip Edge - 50’ total

Masonry Maintenance –

Spot grinding and re-pointing of interior of the perimeter parapet walls and any exposed masonry walls along the changes in elevation of the roof is needed, specifically the following exposed masonry sections - colored sections

Interior side of #2 the east wall needs more attention than the north wall
Both sides of the 2 parapet walls above the foyer #3
Interior side of the East wall of the main roof parapet #6

Please Note: Spot grinding means that the masons will only grind out areas

where the mortar is failing, cracked or missing. They will NOT grind out ALL the mortar. There will be fine line cracks that the masons will NOT address with new mortar. Also, the walls will have different colors of mortar due to fading of old mortar vs. brightness of the new mortar – they may appear to be in worse shape that before the repair. Please rest assured this is not the case.

Apply ChemTrete PB-100 waterproofing chemical to all interior parapet areas that require sealant.

No Sealant manufacturer warranty or workmanship warranty will be offered, because we are not grinding, re-pointing and sealing the entire building. We will, however, ask the manufacturer’s technical representative to test the various areas and provide recommendations as to the amount of sealant to be applied to ensure the best covered/outcome possible, given the circumstances.

Uptown Chicago Roof Ventilation and Repair Plan

Tue, 23 Jun 2026 18:27:10 GMT

Uptown Chicago 8-unit Wet Masonry Building - Flat Roof Ventilation & Repair Plan - December 2021

North Clark, Uptown, Chicago - Roof Venting and Roof Repair/Replacement Proposal/Staging Plan - 12-21-21

A: Mid-tier Re-Roof

B: Whole Roof Tear Off

C: Pitch pan re-configuration

D: Rear Stairwell / Elevator Shaft

E: Front Stairwell Roof Repair

A: Mid-Tier Re-Roof and Ventilation

Install WickRight Roof Vent, this process of opening the perimeter of the roof allows for a direct inspection of the roof trusses prior to replacing the field of the mid-tier roofs.

1. Remove field of the mid-tier roofs: install 1/2” high density Polyiso board screwed to the plywood sheathing

2. Install “Liberty” brand base sheet (this self-adhered base sheet is the thickest material available)

3. Install 1 layer of GAF Rubberoid modiﬁed bitumen or equal

4. Install counter ﬂashing the new metal coping/ roof system to ﬂash roof termination.

B: Main Roof

Install WickRight Roof Vent along the perimeter of the entire main roof system and replace the roof membrane.

East access door solution:

Rework east access door at front stairwell
Remove existing door
Build up the threshold, install rooﬁng through the opening Install pan ﬂashing
Install a shorter, more narrow door to accommodate the existing conditions. This is the only way to successfully ﬂash and waterproof the door opening.

2. Rework middle scupper

C: Pitch pans and roof penetrations

Disconnect AC units
Exhaust pipes: these pipes are too close together. The pipes will be cut and reconﬁgured above the roof line, yet below the new elevated roof termination.
Electrical lines: all power will be rerouted into a pull box. This becomes a common junction box from which we can relocate new electrical wires without disconnecting the existing. Installing this box enables us to relocate the air-conditioning condensers in the best place possible.

To learn more about this project, give Bob Kelly a call at 312-720-1467.

Dangerous Balconies on 8-unit masonry building in Uptown, Chicago

Tue, 23 Jun 2026 17:52:44 GMT

Uptown 8-unit masonry building with dangerous balcony connections - proposal July 17, 2019

Water Intrusion & Structural Evaluation – North Clark, Uptown, Chicago IL
Initial Findings –

This building has several immediate needs, which are listed in order of importance in relation to:

1. Health and safety of owners

2. Contribution to moisture intrusion

3. Best practices

Additional repairs noted in this report/estimate can be staged over 1-3 years. A staging plan will be prepared upon approval. The following repairs/investigations should be performed, even if the HOA does not intend to move forward on the remainder of the list.

1. The rear balconies need to be evaluated by a structural engineer and the supports need to be reinforced/supported before a catastrophic event occurs. We encourage you to keep balcony use to a minimum prior to having repairs made.

2. The front elevation flashing at the balconies and doors needs to be evaluated, redesigned, removed and replaced.

3. An investigation of the roof system to determine the condition/ damage sustained by the roof system, condition of the trusses and other framing components of the roof framing needs to take place.

Cracking of mortar AND brick indicates stress points where the masonry is failing. Bottom line, your building needs extensive repair to retain its value. The work can be staged over several years if necessary. We encourage the HOA to apply for a construction loan. We recently worked with Countryside Bank, they have a division that specializes in construction loans, which has a detailed documentation process to track repairs/payouts over a construction.

Balcony Repairs -

Collaborate with licensed structural engineer to design appropriate structural supports for balconies. Includes cutting holes in ceilings adjacent to the current structural supports to determine the severity of the issue and how to effectively repair condition to City Code. This will need to be done for every support. Estimate to include structural engineer fees and temporary sealing of holes. Estimate WILL NOT include any permanent repairs or permits. This repair may require sign off from the City. Estimate for repair will be provided after repair design is approved by all parties.

*Interior repairs will be estimated after all exterior and structural repairs have been made.

Front Elevation Flashings –

Evaluate and re-design flashings on the front elevation at the balconies, windows, transoms and doors, all levels, document

Parapets – Install WickRight Vapor Permeable Membrane, WickRight Vented Drip Edge/both sides

There are additional parapets which need to be measured. Remove capstones, clean bottom of stones and top of wall. Remove all roofing materials from the parapet wall. Install WickRight Vapor Permeable Membrane, WickRight Vented Drip Edge and HB TetroFlash self-adhered flashing. Re-install Capstones with polyurethane sealant, backer rod and head pins if needed. *Does not include demising walls or mechanicals buildings.

Roof Ventilation – Install WickRight Roof Vent along roof perimeter

It may also be necessary to install Roof Vent along demising walls and the base of the mechanical buildings - however, the perimeter should be done first. The wood deck on along parapet needs to be removed prior to any roof repair.

How we install WickRight Roof Vent - Cut 1.5" slot in roof deck and install Roof Vent into slot to sit on trusses. During this process, we will check ALL truss ends for water damage. Install roofing materials to waterproof the parapet walls up to top of Roof Vent, carefully tying new roofing materials into the existing roofing materials - this may be temporary or permanent, depending on the conditions found during the roof investigation. A revised estimate will be provided if the roof materials or roof system need significant repairs. Install Double Caulk Pocket Counter Flashing w/bugscreen.

Estimate WILL NOT include installation of WickRight Roof Vent around base of or roof of Stairwell or Mechanical buildings or on demising walls. If adding more roof ventilation is necessary, an additional estimate will be provided. Our advice is to see if additional venting is needed after the perimeter is vented.

Masonry Maintenance – Formal quotes to be provided by masonry contractors

1. Brick side and rear elevations

2. Brick and renaissance stone front elevation

3. Mechanical buildings, interiors of parapets and demising walls

Spot grind and re-point masonry, repair expansion joints –

Requires access with a swing stage. All elevations, etc. need to be spot ground, re-pointed, sealed consecutively, while a swing stage is in place. Swing stage to be left in place up to 30 days. Additional rental fees charged after 30 days, unless delays are weather related or caused by mason's schedule.

Seal Side and Rear elevations with ChemTrete –

Chemtrete representative will visit the property, test the various building materials for porosity and specify the necessary application thickness per material to be granted a warranty. The rep will return after application cures and test again before granting a warranty. Your building qualifies as commercial and may be offered a 20-year manufacturer's warranty. **Warranty does not cover cracks in the mortar due to building instability post application.

Seal front elevation with Chemtrete –

Please Note: The Renaissance Stone on the front elevation may not seal completely. Sealant will be applied at rate specified by Chemtrete, but is unlikely to be warrantied. We will look for opportunities to flash under decorative sections that can be removed and to shield structural elements that lend themselves to sheet metal "awnings." (See "Flashing Design", line item #3) Sealant application should be completed 4-5 dry days following Masonry Maintenance while swing stage is in place. If delayed and swing stage must be re-installed, an additional access charge per elevation will be incurred.

Window Repairs –

Repair steel lentils and flash limestone sills - number of windows TBD. Price will reflect lentil repair being performed at same time as sills - oversized sills will need to be estimated separately. This amount covers windows at ground level or that can be repaired on a 20' or less ladder.

Windows on 2nd or higher stories will need to accessed with a swing stage and repaired during the Masonry Maintenance phase while a swing stage is in place. Front Elevation 3 stairwell windows included. Estimates will not include installing head flashing nor removing and flashing behind keystones. Some windows on the side elevations have no sills. This is not a "best practice." We would like to look at the units where these windows are installed, as well as the units below these windows to determine our best course of action.

Door Repairs –

Remove door sills and install proper pan flashing/door sill flashings, re-install doors.

Phase 1, Parts 4 & 5 – Dog House (Stairwell Building) Repairs, Roscoe Village

Mon, 08 Jun 2026 21:22:20 GMT

Feb 2020 - Phase 1, Parts 4 & 5 – Dog House (Stairwell Building) Repairs, Roscoe Village

Information below from WickRight General Contracting proposal February 2020

Phase 1 continued ...

Part 4 Dog House: Fix scupper (gutter/downspout assembly), roof/capstone and flashing

There are various options to address the construction of the doghouses (stairwell buildings) that is likely allowing moisture into units below and migrating to other locations within the building. The tops of the doghouses have Corbels (multi-level brick details that stick out every few feet, top picture, arrow to the far left). Behind the corbels there is a layer of brick and cinder block, just like the roof parapets, that are taking on moisture.

Our solution is to re-work the interior side of the capstone (the side you can’t see), expose the cinder block core and put a metal coping over the entire limestone capstone so there is no entry point for water. Metal copings are a cost-effective way to prevent water intrusion. We will also install ventilation to allow trapped moisture to evaporate and prevent condensation accumulation. This method will generally allow the exterior appearance to remain unchanged. In addition, the doorways, lights, scuppers, etc. need to be sealed.

Part 5 Dog House Roof: Change current “standing seam” doghouse roofs to a modified bitumen roof connection

The slanting metal roofs that run from the top of the dog houses (above the doors) to the main roof have to be completely removed to re-work the modified bitumen membrane underneath, especially at its termination junction with the main roof.

During the replacement process, ventilation of the angled roof will be built into the structure. This is an important part of the process that will mitigate condensation in the roof cavities. When the new roof material is installed (either a less expensive metal than is currently there or a type of roof membrane), a removable starter "course" will be installed at least 14”-16” uphill from the base of the roof framing.

Think of it as needing a way to both introduce air into the angled upper roof and allow air out of the lower roof.

Beautiful and Functional Vented Coping Protects and Vents Stone Cornice

Mon, 01 Jun 2026 17:32:25 GMT

Beautiful and Functional Vented Coping Protects and Vents Stone Cornice - Roscoe Village Feb 2020

Custom Vented Metal Cornice – WickRight General Contracting Proposal, February 2020

The front parapet capstone assembly on this building is a multi-tiered, porous man-made stone (Renaissance Stone) that extends above/higher than the adjoining roofline behind it.

A little background, We reviewed a proposal you shared from another contractor to install capstones with a membrane underneath to retard water. Unfortunately in this situation, the proposed repair would still leave the stone underneath the capstone exposed and absorbing rain and snow.

A more cost-effective approach to prevent water intrusion is to encase the entire top of the parapet, all the way down to the brick, in a metal sheathing or "cornice". We invite the HOA to participate in the actual design of the cornice, which would not only cover the parapet but also integrate venting on the interior side of the parapet and the roof system.

The metal overlapping the front brick façade will extend down about 2 feet to cover the tiers of the capstone assembly. Ventilation similar to WickRight Metal Coping Vent will be installed under the metal to provide ventilation. Overall we need to fix areas where there is obvious water intrusion AND create a way for the building to vent and dry out.

Water intrusion typically shows itself locally, but in many instances water will run vertically or even horizontally before it shows itself. Our need is "triage" to address the more obvious and correctable matters.

Click to learn more about the rest of the repairs on this project.

Moisture Intrusion, Roscoe Village masonry building requires a 3-Phase repair and ventilation plan

Tue, 26 May 2026 17:23:03 GMT

Feb 2020 - Part 1 – 3 Phase Approach to solving Moisture Intrusion in 10-unit building, Roscoe Village

Information below from WickRight General Contracting proposal February 2020

Overall we need to fix areas where there is obvious water intrusion AND create a way for the building to vent and dry itself out. Water intrusion typically shows itself locally, but in many instances water will run vertically or even horizontally before it shows itself. Our need is "triage" to address the more obvious and correctable matters.

We are suggesting a three-phase approach. Phase One will address active situations that are critical and more readily accessible than other issues. Phase Two will use information learned thru investigation to address additional issues. Phase Three will concentrate on masonry maintenance.

PHASE ONE areas include:

(A) Front Elevation and parapet walls venting and coping (capstone) –
We know from the white staining on the front of the building that we have a significant issue. We need to understand the condition of the parapet and roof system at the front of the building behind the front parapet.

(B) Moisture and “settling” issues –

Based on experience, the working assumption is that these issues are actually arising from moisture intrusion via the doghouses and other intrusion points, including condensation in the roof “airspace” with the moisture migrating to other locations. These issues have probably impacted most units, but haven’t yet revealed themselves.

(C) Side wall parapets and demising walls on the roof –
The current metal coping legs (sides of the copings) are not long enough on the East and West walls and on some demising walls. This allows wind driven rain to enter under the leg and into the wall core. Unfortunately there is no way for that moisture to vent out/exit again.

PHASE ONE

(1) Front elevation parapet - Cover stone cornice with custom designed vented sheet metal cornice - Click to read details on this step

The front parapet capstone assembly is a multi-tiered, porous man-made stone that extends above/higher than the adjoining roofline behind it.

A cost-effective approach to prevent water intrusion is to encase the entire top of the parapet, all the way down to the brick, in a metal sheathing or "cornice".

(2) Venting: Interior side of the front parapet – Proposed Repair:

Install ventilation and replace any damaged roof deck plywood sheathing. The roof has a "modified bitumen membrane" that covers the entire surface of the roof and that currently runs from the roof (flat part that you stand on), up and over the top of the front parapet and demising walls.

Our goal is to add ventilation and repair sections of the roof plywood sheathing during the ventilation installation process.

The front parapet and roof are accumulating moisture from at least two sources. First, the capstone on the front elevation of the parapet is absorbing water. Second, moisture is migrating toward the front of the building within roof system. There is more space between the roof deck and the ceiling below at the front of the building than at the rear of the building because the roof slopes from front to back for overall drainage to the gutter. This is proper construction for roof drainage to a gutter.

Net, net: there is water behind roof membrane and under the front section of the roof. Although blistering and wrinkling happens to roof membranes as they age, it can also indicate moisture damage to the underlying plywood and/or trusses. To be safe, we need to check the plywood and trusses. They are essential to the building’s structural integrity. Hopefully, nothing serious will be found.

We predict that this roofing repair will extend back toward the center of the roof, terminating at some point between the front wall and the bottom of the doghouse's slanting roof.

Window and Pilaster Investigation needed:

In order to find an economical repair, we will first have the ChemTrete technical rep perform a Rilem Test, to determine if the stone can be sealed properly or not. If the stone cannot be sealed successfully, a header and sill stone will be removed from a window opening. By investigating one window opening with two single windows and a middle stone pilaster (column of stone) we can document all construction details including the pilasters and the condition of the lintels. Please note: some brick surrounding the headers and sills will need to be removed during the inspection. Investigation includes fixing one set of windows from ladders

(3 ABC) Front Elevation - Stone at top, bottom of windows and doors – Situation:

We need to understand how the openings are constructed and how/if they are routing water behind the brick facade. The recessed construction style of the windows, flanked by the brick columns, can cause water to accumulate mid-way or migrate inward, rather than exit the window area. In addition, when setting the doors and windows during construction, “gaps” may have been covered over, that are not visible at this time.

Header Repair: Remove header stones, flash properly, re-install header stones. Juliette Balconies, Single Windows, 2 Window w/Pilasters

Sill Repair: Remove sills, install stainless steel pan flashing, self-adhered membrane and end dams to stop any water from moving sideways internally to the brick façade columns. Re-install sills in openings on plastic shims providing an air space under the sill to facilitate drying after each rain. Juliette Balconies, Single Windows, 2 Windows w/Stone Pilaster

***All window and pilaster repairs should be performed simultaneously. Mobilization, boom lift and permit costs will be duplicated if repairs are performed separately. Any scrapping and painting of lintels will be charged on a time and materials basis.

Doghouse Repairs –

"Doghouse" trade name for the Stairwell Building on the Roof that provides roof access from the interior of the building

(4) Doghouse: Fix scupper (gutter/downspout assembly), roof/capstone and flashing

There are various options to address the construction of the doghouses that is likely allowing moisture into units and migrating to other locations within the building. The tops of your doghouses have Corbels (multi-level brick details that stick out every few feet). Behind the corbels there is a layer of brick and cinder block, just like the roof parapets, that are taking on moisture.

Our solution is to re-work the interior side of the capstone (the side you can’t see), expose the cinder block core and put a metal coping over the entire limestone capstone so there is no entry point for water. Metal copings are a cost-effective way to prevent water intrusion. We will also install ventilation to allow trapped moisture to evaporate and prevent condensation accumulation. This method will generally allow the exterior appearance to remain unchanged. In addition the doorways, lights, scuppers, etc. need to be sealed. The solution is a variation of the venting proposed for the front of the building. The metal coping will encapsulate the limestone capstone. Ventilation will be installed under the coping.

(5) Change current “standing seam” doghouse roofs to a modified bitumen roof connection

The slanting metal roofs that run from the back top of the doghouses to the main roof have to be completely removed to re-work the modified bitumen membrane underneath, especially at its termination juncture with the main roof.

Demising Wall Tests

Demising wall parapets are shared walls that protrude from a roof deck. A demising wall is a full height wall that provides a firebreak between structurally significant sections of the same building. Their parapets are typically buried under roofing materials, which causes condensation issues. Your roof has demising walls with roof membrane covering them or metal copings.

(6A) – Demising Wall Test:
Choose one side of a demising wall to install WickRight Roof Vent. Wall must have no mechanicals connected to or near the wall and no conduit running in or along the wall. This work should provide significant insight as to possible issues that may exist within the remaining roof and demising walls

(6B) Plan for venting the metal covered demising walls:

At a minimum, the existing metal coping legs pictured below are too short and new metal coping is needed. Moisture entering under these copings is likely the cause of leaks in the closets on the walls below.

We need to understand the roof’s framing and insulation assemblies -- how was it constructed, any hidden flaws or repair issues? We need to inspect the truss connection to the demising walls, the air space above insulation and the vapor path towards the front of the building. We hope to find this out when we open up the front portion of the roof to install ventilation, however, we may need to open random sections of the roof along demising walls to ensure all damage is repaired. Additional investigation may be prudent.

*PHASE ONE does NOT include any Roof Vent installation along interior or exterior walls near decks, as the space between the wall and the deck is too narrow. Installation would require removal of the deck. PHASE ONE also does NOT include any Truss Reinforcement or replacement, chipping of mortar from around trusses, or removal of insulation between trusses.

PHASE TWO – implement repairs based on Demising Wall Tests

IF 6A works well – HOA to consider installing WickRight Roof VRS on interiors of all perimeter parapet walls

IF 6B works well AND remaining demising walls still have moisture issues, HOA to consider installing WickRight Roof Vent

PHASE THREE - Masonry Maintenance

(7) Masonry Maintenance for the front of the building – this step should move to the top of section (3) if the header and sill stones can be successfully sealed with ChemTrete to take full advantage of the boom lift rental and City of Chicago street and sidewalk permits.

(8) Seal the five split block exterior sides (East, West, two center walls and the North rear elevations)

(9) Evaluate gutter, specifically the north end of the gutter