Approaching Restoration as a Mason Contractor

Words: Neal Adams

As buildings age and their surrounding areas develop, masonry contractors may be approached to restore, repair, and reconfigure existing masonry on projects outside the typical scope of a new construction commercial project. Restoration of older masonry buildings presents lucrative opportunities that can be profitable but also technically and logistically complex. Working directly with property owners entails distinct challenges and expectations compared to being a subcontractor for a general contractor. Depending on the project’s location, licensing requirements may vary, potentially necessitating the application for permits and, in some cases, involving structural engineers and architects.

Ultimately, a masonry contractor considering this type of work must carefully evaluate several factors. Are they technically capable of performing the work, considering factors such as schedule, materials, equipment, and licensing? This decision ultimately hinges on risk tolerance. A simple lintel replacement due to corrosion presents vastly different risks compared to precast restoration or replacement. It is crucial to assess your company’s strengths and capabilities while simultaneously recognizing and passing on projects that may lie outside your expertise and risk tolerance. Overcoming the challenges associated with developing the necessary knowledge and experience for restoration is a barrier that not only your company must overcome but also any competitors in the market.

Key factors that distinguish successful and struggling mason contractors engaged in restoration work include company culture, training programs, quality control policies, safety policies, crew experience, and legal due diligence. When approaching restoration projects, several key factors should be considered:

  • Project Hierarchy: Determine whether you are working directly for the building owner or a general contractor.

  • Scope of Work: Clearly define the desired outcomes and assess whether they are feasible within your capabilities.

  • Building Condition: Evaluate the structural integrity of the building and ascertain the extent of known damage.

  • Owner Expectations: Understand the owner’s realistic vision for the project’s outcome.
Vague expectations and limited construction documentation can serve as red flags, indicating potential challenges in profitability and establishing a productive working relationship. For instance, my company specializes in restoration projects that do not involve significant precast restoration, as it is an area where we lack expertise.
Effective project management involves clearly communicating expectations, establishing a schedule, defining responsibilities, and selecting appropriate materials. This proactive approach helps address potential issues or concerns from the outset, preventing cost overruns and unnecessary complications.

Property owners often lack knowledge about masonry practices, capabilities, and pricing structures. Therefore, it is crucial for your company to provide education and guidance to ensure that you are aligned with the owner’s expectations. This approach allows you to define the project’s scope in your terms, rather than adhering to the client’s preconceived notions without fully understanding the feasibility of the project.

In the event of an emergency repair or restoration request, it is crucial to consider both the potential revenue and profit opportunities, and the challenges and risks associated with time-sensitive projects. While it is important to prioritize financial gain, it is equally essential to assess the feasibility of implementing traditional business practices during emergency callouts. These projects often lack the luxury of waiting for contracts to be drafted, negotiated, and executed.

Structural engineers or architects may not have had sufficient time to review the project, and safety concerns related to structural failure or demolition efforts may pose significant risks to you and your employees. In my market, a significant portion of our emergency callouts involve vehicles colliding with buildings, causing damage not only to masonry but also to other structural components. While the specific nature of your market may vary, the potential risks are likely comparable.

Determining whether a structure can be stabilized and repaired or if it requires demolition, is a critical decision. The ability to respond effectively, assess the situation, analyze the data, and make informed decisions, including the option to withdraw if the risk is too high, is essential. Our primary objective is to minimize the physical risk to our employees while safeguarding the financial interests of the company.

Although I am not a structural engineer, I rely on my extensive experience to assess whether consulting a professional is necessary before proceeding. During these determinations, I prioritize caution when making decisions regarding safety, structural stability, and risk tolerance. Given the limited information available about the building structure, age, condition, property owner, events leading up to the accident, severity of damage to structural components, and previous inspections conducted by local city inspectors, it is prudent to exercise caution.

Unless I am comfortable with the inherent risks involved, I defer to a structural engineer for a definitive assessment. Additionally, there is the concern of payment in such situations. I am unlikely to have established a prior relationship with the property owner, nor do I have the requisite time to draft, review, and execute a comprehensive contract with a well-defined scope of work. Ultimately, your personal risk tolerance will be the pivotal factor in determining your approach to these projects.

While not all restoration and repair projects are as urgent or time-sensitive as emergency repairs, they nonetheless carry their own set of risks. A restoration project typically involves property owners who desire to conduct maintenance and repairs on their building, but they may be uncertain about the extent of the restoration and the associated costs. A well-defined scope of work and a meticulously crafted contract are essential not only for safeguarding your interests and those of your company, but also for ensuring a satisfied client when the project concludes. Effective management of expectations, consistent and transparent communication, and the cultivation of a positive client relationship will not only contribute to a successful project outcome but also pave the way for future opportunities.

In this study, I have chosen to focus on risk management and avoidance, but restoration encompasses a broader scope. The technical aspects present challenges for masons accustomed to new construction projects. Regulatory requirements may differ significantly from typical new build construction, necessitating additional licensing, insurance, and permitting.

Furthermore, restoration necessitates a distinct approach from estimating, operations, and accounting. The inherent uncertainty in restoration makes estimating particularly difficult. New build construction is straightforward in estimating, but restoration frequently involves issues that remain unknown or unforeseen until the restoration process commences, such as internal wall composition, accessory integrity, and moisture intrusion. If managed effectively at the outset, unknowns can be minimized due to clear contract language and a well-defined scope of work. However, if mismanaged, it may result in unforeseen work that is not covered by the contract.

The materials used in restoration can vary significantly from new build construction. Older projects may have a requirement to reuse brick from the original construction. This brick reclamation is a labor-intensive process and may not always yield a perfect match, especially if the extracted brick accounts for all the necessary bricks. Additionally, mortar composition has changed over the decades, and a building constructed in the 1920s may have distinct mortar properties compared to just Type S or N mortar. Matching mortar not only for color but also texture and strength is crucial. Differences in sand sourcing, the strength of the mortar mix, and installation conditions must be carefully considered when planning restoration work. Failure to properly match mortar can lead to brick spalling, color mismatches, and cracking in the future.

Guidelines for historical masonry restoration vary widely based on the project’s location, the jurisdiction responsible for building regulations, and the status of the building as a historical landmark. The United States National Parks Service has published a comprehensive guide to historic masonry restoration, which serves as a valuable resource for information. However, it lacks specific guidance on estimating costs and regulatory compliance, which are essential tasks for contractors to undertake independently.

Restoration is a crucial aspect of masonry contracting, and like any construction project, it entails risks that must be carefully assessed and managed for successful execution. Throughout my career, I have had the privilege of working on several memorable and rewarding restoration projects. These projects have not only enhanced the company’s reputation and capabilities but have also had a tangible impact on the community’s visual identity.

Buildings often hold emotional significance for individuals, and restoration projects frequently attract public attention. Contractors can leverage this visibility by utilizing social media and community outreach to engage with the community, maintain transparency, and foster a positive brand image.

Restoration-focused contractors possess the technical expertise, skills, and organizational proficiency necessary to execute restoration projects effectively. While my company specializes in both masonry restoration and other construction services, I am deeply impressed by the capabilities and projects undertaken by dedicated masonry restoration contractors.

For individuals considering entering the restoration field or exploring its potential, it is imperative to conduct thorough research, assess your company’s strengths and weaknesses, and exercise caution. Begin with manageable projects, accumulate knowledge and experience, avoid unnecessary risks, and manage expectations effectively.


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