This past week, we started a discussion on the topic of how brick repointing and restoration in historic masonry can prevent detrimental failure. Masonry deteriorates over time, inevitably. Evidence of deterioration of historic brick buildings is visible throughout the historic neighborhoods of Washington DC. Unless a building has been uniquely and carefully protected and repaired, you can find signs of historic masonry deterioration. In fact, signs of deterioration, wear and aging are visible throughout the historic neighborhoods of Washington DC like as Capitol Hill. This past week we looked at how deterioration and destruction can be mitigated by repointing and historic masonry preservation, understanding the repointing process, and critical areas of restoration Today we will talk about why once historic architecture is lost, it’s lost forever and why preservation and conservation is valuable. We will also talk about cost implications, elements of historic architecture and why historic elements are difficult to replicate. The outline if today’s article follows:
In an upcoming article we will go into closer detail on the following topics:
The picture below shows a quintessential example of brick deterioration, the kind of mortar breakdown that leads to significant damage if not treated and restored properly and relatively quickly. Bricks and masonry generally deteriorates on a very long time scale slowly, but when left untreated, it can lead to much worse problems, exacerbating the actual core issue into a problem of structural failure. In this picture, several problems are readily observable. There are plants growing between the adjacent walkway concrete and the brick facade of the building. The deterioration of the mortar joints is so extensive that you can see the dark shadows between each brick where the mortar has receded. The adjacent property was built with a cold joint, in other words that adjacent facade is built against this next building’s facade, but they are not connected or interconnected with bricks in a continuous bond. That space at this point has deteriorated further to the point that plants are growing between the interstitial space caused by untreated masonry deterioration where restoration was and is still needed today. Simple restoration can include nothing more than repointing if done at the appropriate time. Here though in this example, that time has passed and it’s too late, now loose bricks have come out of the wall and need to be replaced. ![]() An example of typical brick and mortar joint deterioration that will lead to structural failure at the front facade of the building. Once historic architecture is lost, it’s lost foreverWhy preservation and conservation is valuableOnce historic architecture is lost, it’s lost forever due to the irreplaceable nature of historic masonry elements. These elements, such as brickwork, stonework, and intricate mortar joints, are exceedingly challenging to replicate with the same authenticity and character as the originals. Preservation and conservation are valuable because they protect these unique masonry elements, which serve as integral components of historic buildings. When historic masonry is damaged or lost, replicating it becomes an arduous (near impossible in since cases, as we explain below) task. Modern materials and construction techniques often lack the aesthetic qualities, materials, and techniques used in the past. Attempting to recreate historic masonry may result in a diminished visual and structural quality, failing to capture the essence of the original. Furthermore, even if close approximations can be achieved, they may not possess the same historical and cultural value as the authentic elements. Historic masonry contributes to the storytelling of our past, showcasing architectural techniques, styles, and the social context of its time. Losing these elements means losing essential chapters of our collective history. Preservation efforts recognize the intrinsic value of historic masonry and strive to safeguard it for future generations, acknowledging that once these elements are gone, the opportunity to authentically recreate them diminishes significantly. Historic masonry not only bears the marks of time, weathering, and the installation methodologies of bygone eras, which cannot be easily duplicated, but it also was manufactured through different processes for which the plant and equipment no longer exists today. Subtle differences are readily available in the clay and lime of the past. For us to build a plant to manufacture these materials today in the way they were manufactured over 100 years ago, it would be extremely expensive because the original elements just don’t exist any longer. At the time of the construction of the majority of the historic buildings in Washington DC, the plants used for construction of these materials were built with a major economy of scale because one plant could produce materials to build hundreds of buildings. Today, no one would be willing to invest on a scale that significant just for the sake of replication of historic materials with a higher degree of authenticity. Instead, cheap attempts at forgery are used to replicate a few of the historic elements. The picture below shows an example of a garden wall between properties. This is a triple wythe wall, in other words, built in a three brick width. The masonry is currently significantly deteriorated in experiencing a type of failure called lateral deflection. We looked at this wall more closely, and showed photos from different angles, in a previous article a few weeks ago. In this case, you can see a fast growing Princess tree, aka Empress tree, Royal Paulownia (Paulownia tomentosa), growing into and out of the brick mortar. this plant is an example of biocolonization and will be one of the several factors that lead to complete destruction of the wall. ![]() The plant growing in this wall will lead to the complete destruction of the wall but is a symptom of the greater problem of mortar deterioration. The next picture below shows the same side of the same wall but from a lower angle. Here you can see the extensive bowing typical of severe lateral deflection. Lateral deflection is similar to bowing, or even undulation and buckling, of the wall. The extent of lateral deflection and associated bowing can only reach a certain point before the wall is no longer stable and the problem eventually then leads to collapse. This particular wall has a combination of structural problems, in addition to the lateral deflection. A cement parge coat has been smeared on the surface of the wall. This cement application, unlike stucco, is a single thin application, largely delaminated in this case. Parge coats, in some cases, can protect walls such as in bases of splashback, but also can lead to trapped moisture where partially delaminated and deteriorated. Cost ImplicationsMany of the urban centers of the eastern United States experienced a period of significant economic depression starting in the 1950′ and 1960’s. There are tons of signs that while this economic depression was largely caused by policy choices, manufactured to a large extent, it affected many people who had no direct power or control in that choice. In fact, throughout the 20th century, urban centers in the eastern United States, including Washington DC, experienced significant economic fluctuations. While some periods were marked by growth and prosperity, other times were filled with economic depression. The onset of these downturns often followed major historical events, such as World War I and II, which temporarily spurred economic activity, only to be followed by post-war recessions. Moreover, the mid-20th century saw a shift in economic dynamics, with the decline of traditional industries like manufacturing and the movement of populations to suburban areas, contributing to the economic challenges faced by urban centers. Cities like Washington, DC experienced significant social and economic struggles during this time following the 1960s. The root causes of economic depression in Eastern U.S. urban centers encompass a complex interplay of factors. Deindustrialization and the shift of manufacturing jobs led to a decline in economic opportunities, concentratedly with the working class. Social policies exacerbated disparities, resulting in underinvestment in specific neighborhoods. Furthermore, inefficient public administration, budgetary constraints, and the flight of tax revenues to the suburbs strained city finances. These challenges, coupled with inadequate infrastructure, contributed to deteriorating living conditions and increased crime rates, further deterring economic growth. Overall, the economic depression in urban centers like Washington DC was a multifaceted issue stemming from demographic shifts, industrial changes, public and private programs to drive inequalities, and governance challenges. Meanwhile, today while many parts of America are trying to make it harder to teach the truth about the past, the scars are left on the buildings right here in our city in Washington DC. The picture below shows another facade that we looked at in weeks past, but from a different side of the same building. You can see a steel structure that has been installed and created for temporary application to support the exterior facade of the building from collapse. This particular building is in such a deteriorated state that other parts of the building have already collapsed. This particular photograph is an example of the significant cost required to stabilize structures from further deterioration or debilitation once they reach a critical point. This is also a case where minimal routine preservation and maintenance could have been provided earlier in the life of the building to avoid the massive costs required now at this point. Restoration, even as simple as historic brick repointing, is expensive but saves so much money, this paradoxical relationship cannot be overstated. People intuitively think that deferring maintenance and upkeep will save money, and it does for a while, but there is a nonlinearity to the deterioration curve. That means that as building materials deteriorate they get worse and worse at a faster rate. Therefore, deferring required upkeep and maintenance for a month or year or decade may seem like a way to save money but the cost of that upkeep would have been small in comparison to the cost to fix the same things once they are further deteriorated. Around the other corner of the building, from the section shown in the photograph above with the steel support system, the area shown in the picture below has already collapsed and thousands of loose bricks lay in piles and strewn about on the ground. The next picture below shows the deteriorated interior structure hidden behind the large front facade of this building at the street side. This was once a beautiful historic industrial building, potentially worth millions of dollars, with the potential to be converted into a multitude of contemporary urban uses. Historic masonry upkeep and preservationTo properly maintain, repair, and care for these historic buildings, a knowledge, interest and understanding of historic building principles is required. Here in Washington DC, historic masonry buildings are extremely expensive and the amount of financial loss caused by improper repointing and low quality construction is staggering. However, in addition to the direct financial value of the property, there is also a cultural loss when historic buildings are damaged. By comparison, consider neighboring poor cities, when historic buildings are damaged, it’s not just the loss of value to the property owner, there’s also a loss to all inhabitants and visitors of a city, present and future, who care about architecture, history, and culture. We encourage all of our clients, and all readers of this article and to our blog in general, to prioritize the historic built environment of Washington DC and neighborhoods such as Capitol Hill, Dupont Circle, and Georgetown and become educated on on the difference between proper historic preservation versus improper work which leads to significant damage to the historic fabric of a building. From a conservation and preservation perspective, several approaches can be taken to improve conditions related to deteriorated historic brick masonry. Primarily, lime mortar brick joints and low temperature fired soft red clay bricks should be inspected and checked on a routine maintenance schedule, either seasonally or at least annually. If brick masonry is kept in good condition, the life of embedded wood elements can be significantly extended. Hire a professional contractor which specializes, understands and appreciates historic construction elements and buildings. You can learn a lot more on our blog. Feel free to check it out. If you have questions about the historic masonry of your building in Washington DC, fill out the webform below and drop us a line. We will be in touch if we can help. <p>The post How Brick Repointing Can Prevent Detrimental Failure – PART II first appeared on Infinity Design Solutions.</p> Via https://www.ids-dmv.com/masonry/how-brick-repointing-can-prevent-detrimental-failure-part-ii/
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About UsInfinity Design Solutions LLC (IDS) is a full service general contracting company in the heart of the Dupont Circle neighborhood of Washington, DC. We focus on repair and renovation of buildings and facilities in both historic designated neighborhoods and the commercial-zoned central business district of the city. Follow Us
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