Chapter 1

Restoration
Repair, Restoration, Replacement,
and Re-creation of Building Facades
and Related Exterior Elements
The rich texture and character
of New York City’s streetscapes
and historic buildings are created
through the architectural elements
and materials used in their
construction. Historic materials,
including wood, stone, terra cotta,
metal, and stucco, among others,
were deliberately chosen by
architects and builders and are
considered a significant part of a
building’s landmark designation.
Historic materials, therefore,
should be maintained, repaired,
and replaced in-kind whenever
possible. The protection of these
historic materials serves as the
basis for LPC’s rules for work
involving repair, restoration,
replacement, and re-creation of
historic materials such as building
facades and related exterior
elements (see LPC Rules, Section
2-11, available at www.nyc.gov/
landmarks.)
Chapter 1 · Restoration · In This Chapter, You Will Find: · LPC Permit Guidebook · 1.2

In This Section A 1.3

How to Get Started

Chapter, Section B
LPC Rules and Criteria
1.5

You Will General Criteria

Repairing or Restoring Facade

1.6

1.7

Find: Materials and Features

–– Cleaning and Removing Paint
–– Painting
–– Coating
–– Repairing Natural and Historic Cast Stone
–– Repairing Brownstone
This chapter explains LPC’s –– Repointing Masonry Facades
rules on repair, restoration, –– Repairing Brick and Terra Cotta
replacement, and re-creation –– Repairing Stucco
work. Our goal is to help you –– Repairing Ornamental Sheet Metal and Cast Iron
submit a fully completed or Wrought Iron
permit application for work that –– Repairing Wood Features
–– Repairing Other Materials
conforms to LPC Rules so you
can get your permit more quickly. Replacing Historic Materials 1.18
–– General Criteria
–– Replacing Natural Stone and Cast Stone
–– Replacing Brick and Terra Cotta
–– Replacing Ornamental Sheet Metal and Cast Iron
or Wrought Iron
–– Replacing Wood Features
–– Replacing Other Materials
–– Replacing Roofing Elements

Recreating or Restoring Missing 1.25

Facade Features

Reconstructing Building Facades 1.27

Section C 1.29
Technical Guidance and Resources
Glossary 1.30

Shop Drawings 1.32

Sample Review 1.34

Conditions Report /Assessment 1.35

Investigative Probes 1.36

Mortar Analysis Report 1.37

Resurfacing Procedure and Stucco Recipe 1.38

Chapter 1 · Restoration · Section A · How to Get Started LPC Permit Guidebook · 1.3

Section A
How to Get Started
Before applying for your permit, you should:

Find Information See If Your Work

about Your Building Requires an LPC Permit

This will help you determine Do you need a special permit? Maybe you don’t need a permit.
how the rules apply. Verify whether your property is LPC requires permits for most
subject to a special permit such types of work involving repair,
What type of building is it? as a Modification of Use (MOU). restoration, replacement, and re-
Search for the building on the Specific guidelines for repair and creation of historic materials.
Discover NYC Landmarks map to replacement of historic materials
determine how the rules apply to may apply. To verify, A permit is not required for:
your specific building type. contact LPC at 212-669-7817 or
email [email protected]. • Routine maintenance such
Click on your building to find as minor repairs to wood
construction date, architect How big is your building? trim, polishing metalwork, or
and style, building and Verify the height of your building. refastening loose elements.
landmark type, and a link to the Eligibility requirements for • Repainting a facade or an
LPC designation report with using substitute materials can architectural feature the existing
additional historical background. vary, depending on the height color, provided it was painted
(number of stories). See Section B, the color prior to historic district
What did your building look like? Replacing Historic Materials, for designation or was approved by
Find historic tax photos from more information. the Commission.
the 1940s and 1980s, available • Replacing flat roofs.
through the NYC Department • Minor probes or other
of Records & Information investigative work.
Services NYC Municipal
Archives Collections. Probes must take place in
unobtrusive areas, with the simple
Additional information, including removal of a limited amount of
guidance on finding historic material to expose underlying
maps, can be found in the LPC conditions for a short period of
Resource Guide, Researching time, and all existing conditions
Historic Buildings in New York must be restored in-kind upon
City, available at www.nyc.gov/ completion of the probe.
landmarks.
Unsure whether your work
requires a permit?
Contact LPC at 212-669-7817 or
[email protected].
Chapter 1 · Restoration · Section A · What You Will Need LPC Permit Guidebook · 1.4

What You Will Need

A complete application typically requires the materials
listed below, but additional materials may be required
depending on the type of work. See Section B for a list
of all materials required for your work type.

Basic Application Materials

■ An LPC Permit parapets, and

Application Form, partial / full facades
filled out and signed by ––Large-scale details (in
the property owner. elevation, section, or
plan, as needed) of
■ Color photos of the existing conditions and
entire building and proposed restoration
close-ups that pinpoint work for replacing
areas of proposed work architectural features
for context. (sills, lintels, band
courses, cornices,
■ Documentation that ornamentation, etc.) to
supports restoration illustrate proposed work
of missing or altered
architectural features, ■ Written specifications
if available, including on methods of repair
historic photographs or or replacement,
drawings of the building noting that new work
or similar buildings. will match existing or
historic conditions.
■ Assessment of
deteriorated conditions. ■ Material specifications.

■ Comparative drawings: ■ Color specifications /

samples to illustrate the
––Elevation of proposed work.
existing conditions
and proposed ■ Two sets of Department
restoration work of Buildings (DOB)
––Section of existing filing drawings if
conditions and proposed work requires
proposed restoration a DOB permit.
work for reconstructing
architectural features,
Chapter 1 · Restoration · Section B · LPC Rules and Criteria LPC Permit Guidebook · 1.5

Section B
In This Section:

General Criteria

LPC Rules Repairing or Restoring

Facade Materials and Features

and Criteria
• Cleaning and Removing Paint
• Painting
• Coating
• Repairing Natural and Historic
Cast Stone

This is how the Landmarks • Repairing Brownstone

Preservation Commission works: • Repointing Masonry Facades
• Repairing Brick and Terra Cotta
• Repairing Stucco
The LPC Rules establish criteria
• Repairing Ornamental Sheet Metal
that allow staff to review and approve and Cast Iron or Wrought Iron
proposals for certain types of work at • Repairing Wood Features
landmark properties. Permit applications
• Repairing Other Materials
for work that meets the LPC Rules can
be approved faster. If the work does Replacing Historic Materials
• General Criteria
not meet the rules, staff may suggest
alternatives that do meet the rules — • Replacing Natural Stone and
Cast Stone
or your proposal may be presented to
• Replacing Brick and Terra Cotta
the LPC Commissioners for review at a
• Replacing Ornamental Sheet Metal
public hearing. LPC staff can guide you and Cast Iron or Wrought Iron
through this process. Visit www.nyc.gov/ • Replacing Wood Features
landmarks for more information.
• Replacing Other Materials
• Replacing Roofing Elements
This section explains and illustrates
the rules and criteria for the most Recreating or
Restoring Missing
common types of work involving repair, Facade Features
restoration, replacement, and re-creation
of building facades and related exterior Reconstructing
Building Facades
elements. See LPC Rules, Section 2-11,
for more information.
Chapter 1 · Restoration · Section B · General Criteria LPC Permit Guidebook · 1.6

General Criteria
Staff can approve work to repair, restore, replace,
and re-create building facades and related exterior
elements if it meets the criteria in this chapter.
Additional criteria may apply, depending on the work
you are planning to do. See your specific work type
for more information. Historic materials must be
maintained, repaired, and replaced in-kind whenever
possible, as most buildings are designated based
in part on the presence of historic materials.
Maintaining these elements in good repair keeps the
building in a condition that is closer to its original
appearance and helps its long-term preservation.

Repair, restoration, replacement,

or re-creation must match Note: If repair, restoration,
the physical and aesthetic replacement, or re-creation of
characteristics of the original or architectural elements occurs
historic materials and features, on the front facade of the
including design, detail, profile, building, staff requires a sample
dimension, material, texture, of the material to be used to
tooling, dressing, color, and finish. ensure it matches original or
historic materials. Once your
If materials are too deteriorated application is approved and prior
to repair and need to be replaced to commencing work, contact the
to ensure safe conditions, staff preservationist assigned to
detailed information about the your application to inspect the
deterioration must be provided by sample on-site.
a qualified engineer, contractor,
or other industry professional.
When feasible, repair is preferred
over replacement.

Staff may consider alternative

repair methods and substitute
materials in certain situations. In
others, use of substitute materials
is prohibited. See your specific
work type to determine whether
materials must be replaced in-kind,
i.e., match historic materials, or if
substitute materials can be used.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.7

Repairing or Restoring
Facade Materials
and Features
Cleaning and Required Application Materials
Removing Paint
□□ Photos of building facades. □□ Written specifications
of method of stripping or
Staff can approve cleaning and □□ Historic 1940s tax photos, if cleaning and painting/coating
removing paint and coatings available. (See Section A for products (e.g., water pressure
from exterior masonry and information on how to obtain will not exceed 500 psi).
facade materials if it meets the tax photos.)
following criteria: □□ Color samples, if applicable.
□□ A conditions statement
that describes type, extent, □□ Two sets of DOB filing
Removal Methods
and cause (if known) of drawings if proposed work
The cleaning and paint removal
deterioration, if applicable. requires a DOB permit.
methods and products should
be the gentlest possible to avoid □□ Proposed annotated If LPC requires additional
causing damage. elevation or photo of areas materials after your
of the facade or architectural application is reviewed,
Tip: Always start with the mildest features to be stripped, you will receive a Materials
possible form of cleaning (such cleaned, painted, or coated. Checklist from LPC staff.
as mild soap, water, and a soft
bristle brush) before proposing a
stronger method.

Pressure Washer
A pressure washer can be used to
clean the facade and remove paint
but should not be used on wood
or other fragile surfaces. Water
pressure cannot exceed 500 psi on
masonry or 300 psi on cast iron.

Tip: To clean and remove paint

or coatings, begin with the lowest
possible water pressure and hold
the nozzle at a safe distance. As
needed, increase to the maximum
allowable pressure.
Coating removal without damaging the Historic masonry damaged by harsh
historic material coating removal and cleaning methods
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.8

Chemical Detergents
Chemical detergents can be Painting Required
approved, as long as they do not Application Materials
damage historic materials. Staff can approve painting facades
and building features that were □□ Photos of
building facades.
Tip: Testing multiple products in originally or historically painted
consultation with LPC is the best to protect them from damage or to □□ Historic 1940s tax
way to find a cleaner that does not more closely return them to their photos, if available.
damage historic materials. historic appearance. (See Section A for
information on how to
Products should be tested in a First confirm that your building obtain tax photos.)
small, discreet area. was painted prior to designation
□□ A conditions statement
(grandfathered) or was previously
that describes type,
Alternative methods such as approved to be painted a certain extent, and cause (if
micro-abrasive, dry ice, chemical, color by the Commission. known) of deterioration,
or laser cleaning can only be if applicable.
approved in specific cases and only Paint must match physical
in consultation with LPC staff. and aesthetic characteristics □□ Proposed annotated
of the building’s original or elevation or photo of
Sandblast Cleaning historic paint. Color should areas of the facade or
architectural features
Sandblast cleaning (“sand­ be in keeping with the historic
to be stripped, cleaned,
blasting”) is prohibited. It can palette of buildings of the same
painted, or coated.
cause permanent damage to type, style, and age, except in the
historic materials and allow water following cases: □□ Written specifications
to infiltrate the building. of method of stripping or
For painted historic masonry, cleaning and painting/
proposed paint color needs to coating products (e.g.,
match the color of the underlying water pressure will not
masonry, unless the color is part exceed 500 psi).
of a significant later alteration. □□ Color samples,
However, removal of paint if applicable.
is preferred.
□□ Two sets of DOB filing
For individual landmarks, drawings if proposed
Heavy sandblasting scarred the work requires a
surface of the masonry, contributing to if a substantial portion of the
DOB permit.
its deterioration. paint on a primary facade is being
removed, you must perform a paint 
If LPC requires additional
analysis to document it (unless one materials after your
already exists). application is reviewed,
you will receive a
Note: The facade or architectural Materials Checklist from
feature can be repainted the LPC staff.
existing color, as long as the color
Historic bricks (on the left) damaged
by heavy sandblasting.
is grandfathered or was previously
approved by the Commission. This
work does not require a permit.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.9

Restoring Architectural Features: Painting

Style Dates Body Trim Shutter Window

Sash
Federal 1790–1830 Gentle pastel shades: Slightly lighter tones Rich greens Whites
Light yellow than body: Dark reds
Beiges Off-white Deep brown
Grays Creams Blacks
Smoky blues Pale yellows
Muted greens Buffs
Restrained blues
Greek 1820–1860 White White Greens White
Revival Pale yellow Gray blue Black
Light gray/blue Olive green Dark red
Buffs Buffs Dark brown
Gray/green Evergreen
Light gray

Italianate 1845–1880 Warm neutral tones: Similar color as building but Warm browns Black
Muted stone grays lighter or darker: Reddish browns Deep green
Yellow ochres Deep browns
Peachy tans Olive green
Moss green Evergreen
Yellows
Grayish greens
Terra cotta reds
Second 1860–1880 Rich earthy tones: Contrasts with body: Slate gray Dark brown
Empire Maroons Evergreen Green blacks Dark gray
Warm browns Light chocolate brown Dark browns
Burnt orange Whites
Dark terra cotta reds Beiges
Olive/sage/evergreen Creams
Dark ochres Yellows
Soft tans
Yellow beige
Romanesque 1875–1895 Natural masonry colors Red browns Olive/blue greens Olive/dark
Dark browns Brown greens
Dark stone grays Grays Reds
Deep reds Browns
Brown/gold
yellows
Queen Anne 1875–1900 Harmonious 3-5 colors, Wood: Dark reds Dark reds
emphasis on decorative Maroons Tan Maroons
details: Dark browns Dark blues Olive/dark
Brick/terra cotta reds Slate grays Evergreen greens
Warm light yellows Sage/olive green Black
Greenish/yellow ochres Burnt sienna Whites
Gray greens Stone: Crimson
Deep tans Dark copper
Dark browns Maroons
Sage/bottle/olive greens Dark browns
Muted grays Deep tans
White
Colonial 1885–1940 Whites Whites Dark olive green Whites
Revival ​Pale yellows (sometimes same color Same color
Beige as building) as trim
Muted terra cotta reds Dark green
Pale olive green
Medium grays
Craftsman 1905-1930 Natural colors Natural colors Natural colors Natural colors
Muted earth tones
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.10

If a building is currently How are appropriate What type of paint

not painted, can it be painted? paint colors determined? should be used?
If the building’s facade or features The historic painted condition In most cases, use paint that is
were originally painted but are of a facade or architectural breathable and appropriate for
currently unpainted, staff can elements such as cornices, exterior use. Interior paints may
approve repainting to match windows, and doors can be not perform well outdoors.
original conditions if it meets the determined by using historic and
following criteria: existing conditions, photographs, Do not use paints described
and physical evidence at the as “waterproof,” as they may
Paint color matches the color of building. Conditions are typically trap water inside materials and
the underlying masonry; or documented through probes and/or accelerate deterioration. If you
a paint analysis. have questions about what type
Paint color blends with of paint is appropriate, reach out
surrounding materials and Work with LPC staff to determine to LPC.
other elements on the building the style, type, and age of the
or adjacent buildings building. Begin by referring to
the designation report for the
Note: Staff cannot approve building’s historic district. You
painting of existing unpainted can also consult the reference
masonry which was not chart on page 1.9, which lists
historically painted. appropriate paint colors for 19th
century residential buildings.

These
rowhouses in
the MacDougal-
Sullivan Gardens
Historic District
were historically
painted in a
variety of colors.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.11

Coating

To protect a masonry facade and

building features from damage,
staff can approve coating with
non-paint materials such as a
mineral coating or stain, if:

Water has infiltrated through

the facade or features due
to deteriorated conditions of The coating used on the bricks Coating would be appropriate in this
resulted in severe deterioration of case where cleaning revealed staining
the surface.
the brickwork. and previous repairs.

It is always preferable to make

appropriate repairs to deteriorated
materials, but staff can approve a
coating that temporarily protects
the facade or features from
further damage.

Existing deteriorated conditions

(i.e., water infiltration) must be
documented so an appropriate
coating may be selected in
consultation with staff.
The color of the historic masonry on
Coatings can be approved if the left is matched by the mineral Coatings described as
the base of the facade has been stain coating on the right. “waterproof” cannot be
repeatedly subjected to graffiti. approved by staff. These types
of coatings can contribute to and
sometimes accelerate deterioration
Required Application Materials of historic materials.
□□ Photos of building facades. □□ Written specifications If coating is an approved
of method of stripping or
□□ Historic 1940s tax photos, method, which types
cleaning and painting/coating
if available. (See Section A for of coatings can be used?
products (e.g., water pressure
information on how to obtain will not exceed 500 psi).
The type of coating varies,
tax photos.) depending on the deteriorated
□□ Color samples, if applicable. condition to be addressed. In
□□ A conditions statement general, it must be breathable and
that describes type, extent, □□ Two sets of DOB filing
compatible with historic materials.
and cause (if known) of drawings if proposed work
deterioration, if applicable. requires a DOB permit.
Most coatings are clear, with a
□□ Proposed annotated If LPC requires additional dull, not shiny, finish. In certain
elevation or photo of areas materials after your cases coatings can be pigmented
of the facade or architectural application is reviewed, to provide a more uniform
features to be stripped, you will receive a Materials appearance to a facade with
cleaned, painted, or coated. Checklist from LPC staff. poorly matched patches. Staff
makes this determination.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.12

Can the building be painted?

This chart shows when staff can approve paint or coating a

masonry building in historic districts and individual landmarks.

Painting Leaving the For individual landmarks, To closely match To match the
Historic building a paint analysis must be the historic color of the
unpainted performed to document appearance if the underlying
Masonry is typically the historic color prior building was painted masonry
Buildings preferred and to removal historically
may be required

If the building
Building is Staff may Can be has been
not currently determine painted altered or
painted, or the that painting is damaged and
paint will be appropriate painting will
removed improve the
appearance
and / or
condition

Building Can be
is currently repainted
painted

To match A new color to To match

the existing closely match the the color of
grandfathered historic appearance underlying
or approved if the building was masonry
color — no permit historically painted
required

Example of inappropriate coating. In addition to Example of inappropriate coating.

being a poor color match, the coating extends Repair mortars and patching
over the mortar joints, sealing the masonry and compounds should be tinted to match
mortar and restricting moisture transmission, the original material, not the coated
which could accelerate deterioration. and /or stained materials.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.13

Repairing Natural and Required Application Materials

Historic Cast Stone
□□ Photos of building facades. performed by hand; will match
the color, texture, dimension,
Staff can approve repairs to □□ Photos of the areas of and tooling of the original; and
natural stone and historic cast the historic material or will take place only when the
stone facades and elements if they architectural feature to exterior temperature remains
meet the following criteria: be repaired. a constant 45 degrees or
above for a period of 72
Patching
□□ Historic 1940s tax photos,
hours from commencement
if available. See Section A for
Patching repairs are typically of the work. All other written
information on how to obtain
made using a cementitious repair tax photos.
specifications should reflect
mortar or patching compound. the methods described in this
□□ A conditions statement chapter.
Deteriorated stone is cut back to that describes the type,
□□ Proposed annotated photos
sound stone, and the new surface extent, and cause (if known)
or elevations.
keyed into sound stone with a of deterioration.
tinted cementitious patching □□ Written specifications □□ Detailed drawings of repairs
compound. See Section C for more of method of repair and
if the work is substantial or
information on how to prepare and complex, e.g., rebuilding
materials/products used
apply patching compound. or resetting large areas of
should reflect the methods
masonry, mending fractured
described in this chapter.
cast iron.
Patching should match
the physical and aesthetic □□ ­If the work is substantial,
□□ Color samples if applicable.
prescriptive construction
characteristics of the original
specifications that describe □□ Two sets of DOB filing
or historic stone.
requirements regarding drawings if proposed work
materials, products, requires a DOB permit.
Dutchman Repair installation procedures, and
The term “Dutchman repair” refers quality aspects involved in If LPC requires additional
to new or matching salvaged stone execution of the work. materials after your
fitted into existing facade stone. application is reviewed,
□□ For masonry repairs, you will receive a Materials
Dutchman repairs require the specifications including the Checklist from LPC staff.
recipe mortar mixture and
craftsman to cut back an area of
confirmation that work will be
existing stone deep enough and
large enough to give the new fitted
stone sufficient surface area to
adhere to, using a thin grout or
adhesive at the perimeter.

Dutchman repairs must match

the physical and aesthetic
characteristics of the original or
historic stone.

Materials and methods for

adhesives and/or anchoring must The patching material used here (the Here, the patched stone matches the
be compatible with existing light colored areas) is not compatible physical and aesthetic characteristics
stone and discreet or concealed with the original stone, was installed of the historic material so well the
from view. incorrectly, and was not tinted properly patch is virtually invisible.
(the color is wearing off).
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.14

Anchoring
“Anchoring” is using pins, ties,
anchors, etc. to secure stone.

All anchors must be galvanized

or stainless steel, compatible with
the existing stone, and discreet
and/or concealed from view. The light colored stone seen on the The light colored stone shown
lower step is replacement stone here is replacement stone
installed as a Dutchman repair. installed as a Dutchman repair.

Repairing Brownstone

Staff can approve repairing

or resurfacing brownstone
facades and elements, which are
very susceptible to deterioration
over time and often in need of
repair. Resurfacing applies the
same process and materials used
for patching natural stone to an
entire facade. All resurfacing
work must be undertaken by a
qualified contractor since it often
requires the skilled re-creation Significantly deteriorated brownstone,
of decorative elements. See often referred to as delamination.
Section C for more information on
resurfacing procedures.

Staff can approve brownstone

resurfacing of select areas,
such as the stoop or base of the
building or elaborate carving,
if warranted by the extent of
deterioration and if an appropriate
method and material is used (see
Section C for approvable methods
and materials). An entire facade
should not be resurfaced unless
LPC determines that the historic
brownstone is in extremely
poor condition.

Resurfacing ornament with

cementitious brownstone-tinted stucco
to replicate historic details.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.15

Repointing
Masonry Facades

Repointing is one of the most

common types of repair work for
masonry facades. It is the process
of removing deteriorated mortar
from the joints and installing new
mortar to reestablish a watertight
bond with the masonry. Staff can
approve repointing if it meets the
following criteria:

Materials
Example of inappropriate mortar joint repointing. Note how
Mortar must match the physical the new mortar has been layered on top of the old mortar,
and aesthetic characteristics of overlapping the brick faces and covering the joints rather
the original or historic mortar. than filling them.

It is important that replacement If very limited areas of the facade

mortar be compatible with require repointing and the entire
the historic masonry, i.e., less facade was previously repointed
strong and more permeable than with mortar that does not match
the historic brick or stone. If the historic mortar, the new mortar
the mortar is too strong or less can match adjacent mortar in terms
permeable, it will cause masonry of color, texture, and tooling.
units to deteriorate. (See Which
types of mortar should be used?.) If mortar joints have previously
been widened by improper joint
If the building is an individual cutting, an alternative mortar can
landmark and the facade help minimize the appearance of
needs to be completely joints and unify the facade.
repointed, a mortar analysis The mortar joints have been
should be performed to repointed to match the historic
determine the appropriate type of joints in terms of color, texture,
replacement mortar. and profile.

Color and Tooling

Typically, new mortar must Which types of mortar should having the lowest. Type N is commonly
match the color and tooling be used? used for repointing historic masonry
(joint profile) of the original because its compressive strength is
mortar. To ensure a good match, Mortar is the matrix that attaches lower than the masonry itself. Using
samples of the new mortar must masonry units (such as bricks) to a mortar with a higher compressive
be installed next to areas of clean each other in a wall. Classified by strength than the masonry, i.e., mortar
original mortar. its compressive strength and other that is too hard, causes masonry to
properties, ASTM International crack and deteriorate. Soft mortar
(formerly the American Society for such as type O or other lime-rich
In two specific cases it may
Testing and Materials) identifies mortar mortars is commonly used to repoint
not be necessary to match new
strength by the letters M, S, N, and 19th century buildings. With 20th
mortar with the historic mortar’s century buildings, a mortar equivalent
O — with type M mortar having the
original color, texture, or tooling: highest compressive strength and O to type N can be used.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.16

How is mortar color determined?

Since mortar is frequently Repairing Brick If pieces of terra cotta are at risk
replaced, determining its original and Terra Cotta of becoming detached, staff can
color can be difficult. Removing approve stabilizing those units
mortar from a sample area can Staff can approve repairs for brick with galvanized or stainless
expose original mortar deeper and terra cotta (fired clay and steel anchors.
within the joint. Hard-to-access ceramic unit masonry) if they meet
areas are a good place to find the following criteria: Anchors must be compatible with
original mortar. the terra cotta itself.
Repairs should match the
What tools can be used physical and aesthetic All anchors must be discreet and /
for repointing? characteristics of the original or or concealed from view.
Deteriorated mortar must be historic brick or terra cotta.
removed from mortar joints by If the bricks are deteriorated,
hand using a chisel. Care should Repairs are generally limited to they can be replaced by new
be taken not to chip bricks while minor spalling or chipping of the bricks, as long as they match the
removing mortar, particularly brick or terra cotta and its glazing. historic bricks.
when working with the very thin
mortar joints often found at 19th A patching compound can be In some cases, if the brick is
century buildings. used to make terra cotta repairs. cracked, a repair grout or epoxy
can be used.
In certain cases, such as when Deteriorated material is
the building has wide horizontal cut back to sound material,
joints, deteriorated mortar can and the new surface is keyed
be removed with power tools. into sound material with a Repairing Stucco
This work must be supervised to patching compound.
ensure there is no overcutting or Staff can approve repairing stucco
widening of mortar joints, causing A repair glaze is applied to the if it meets the following criteria:
irreversible damage to bricks and patch to replicate the historic finish
changing the appearance of the and texture of the terra cotta unit.
historic facade. Areas of deteriorated stucco can
be patched using new stucco in
a traditional three-coat (or lath)
system or a two-coat system.

Three-Coat Stucco System

A traditional three-coat stucco
system consists of a lath base
(made of wood or galvanized/
stainless steel metal mesh), a
scratch coat, a brown coat, and
a finish coat. The first layer,
or scratch coat, has a rough,
“scratchy” surface so the next
layer better adheres to it. The
middle layer, or brown coat, uses
An example of careful mortar Inappropriate mortar joint removal. a long trowel or “darby” to create
joint removal. Note how the edges of the bricks have a smooth finish. The top coat,
been damaged by the process.
or finish coat, is the layer that is
colored and/or textured to achieve
the final desired appearance.
Chapter 1 · Restoration · Section B · Repairing or Restoring Facade Materials and Features LPC Permit Guidebook · 1.17

Two-Coat Stucco System

A two-coat stucco system is Repairing Wood Features Repairing Other Materials
used when stucco is applied
directly to masonry. Therefore, it Staff can approve repairing Staff can approve repairing other
only consists of a brown coat and a wood used in cornices, cladding, materials such as laminates, plastic
finish coat. window frames, window lintels or and synthetic rubbers, curtain
sills, doors, decorative elements, walls, and poured concrete if
Staff cannot approve most etc., if repairs meet the following repairs meet the following criteria:
modern stucco wall systems, criteria:
including exterior insulation Repairs must match the physical
and finish systems (EIFS), Small repairs can be made using and aesthetic characteristics of
multiple layers of wallboard, wood putty, a patching compound, original or historic materials.
weatherproofing membranes, or a consolidant.
and lath. Staff can approve minor repairs
The Dutchman method can be with substitute materials as long
used to repair larger areas of loss as repairs do not detract from the
or deteriorated wood by replacing appearance of original materials.
Repairing Ornamental portions of the historic wood with
Sheet Metal and Cast new pieces of wood.
Iron or Wrought Iron
All repair materials must be
Staff can approve repairing compatible with the historic
metal, including sheet metal, wood. High-strength putty or
cast iron, and wrought iron used consolidant is not permitted,
in fences, railings, cornices, although Dutchman repairs are not
balconies, cladding, storefront required to match historic wood in
piers and elements, lintel and terms of wood species.
sill caps, etc., if repairs meet the
following criteria:

Small holes and small areas

of loss can be repaired using
soldering, spot welding,
anchors, fasteners, and/or filling
compounds/sealants.

All repair materials must be

compatible with the historic
metal in order to avoid galvanic
corrosion.

Repairs must be made in a

discreet location, with anchors
and fasteners concealed from view
wherever possible and painted to
match surrounding metalwork.
The wood mullions (vertical pieces of unpainted wood) have
been repaired with a Dutchman repair. The new pieces of
wood match the dimensions and profiles of the adjacent
historic wood and will be repainted to blend in.
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.18

Replacing Historic Materials

General Criteria Required Application Materials

When feasible, repair is preferred □□ Photos of building facades. □□ Proposed annotated

photos or elevations.
over replacement, but if materials □□ Photos of areas of historic
are too deteriorated to be repaired, materials or architectural □□ Detailed drawings of
staff can approve the replacement features to be replaced. replacements if work is
of historic materials, which substantial or complex,
can be replicated or recreated □□ Historic 1940s tax photos, e.g., cornice replacement.
and reinstalled, if they meet if available. See Section A for
information on how to obtain □□ Color samples, if applicable.
the following general criteria.
tax photos.
Additional criteria may apply □□ Two sets of DOB filing
depending on the work you are □□ A conditions statement drawings if proposed work
planning to do. See your specific that describes the type, requires a DOB permit.
work type for more information. extent, and cause (if known)
of deterioration. Shop drawings of certain
features may be required
Replacement materials (both
□□ Written specifications of to ensure a good match
in-kind and substitute) must
method of replacement and to the historic condition.
match the physical and visual materials/products used. See Section C for examples
characteristics of the historic of shop drawings.
materials in every way, including, ––If the work is substantial,
but not limited to, details, profiles, prescriptive construction If LPC requires additional
dimensions, texture, color, tooling, specifications must describe materials after your
dressing, and finish. requirements for materials, application is reviewed,
products, installation you will receive a Materials
procedures, and quality Checklist from LPC staff.
Replacement material must either
aspects involved in
be in-kind or substitute. For
execution of the work
example, an in-kind replacement
material for limestone would ––For masonry replacement,
specifications must state
be limestone while a substitute
that work will take place
replacement material for
only when the exterior
limestone could be cast stone or temperature remains a
precast concrete. constant 45 degrees or
above for a period of 72
If the property is an individual hours from commencement
landmark or building subject of the work
to a special permit such as a
Modification of Use (MOU),
criteria are very strict in order to
keep the replacement materials
as aesthetically and physically
compatible as possible. Consult
staff prior to filing your application
to determine if substitute materials
can be used. Call 212-669-7817 or
email [email protected].
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.19

Photo: Higgins Quasebarth & Partners LLC

Replacement polychrome (colored
glaze) terra cotta at the head of the
window units.

Substitute Materials

Modern cast building materials can concrete (GFRC), which consists of a

be used as an alternative to natural concrete matrix embedded with glass
and historic cast stone. Modern cast fibers; glass fiber reinforced plastic
materials, which became popular (GFRP), which consists of a plastic
in the mid-20th century, include matrix embedded with glass fibers;
precast concrete (colored concrete and microcotta, a polymer-based
molded and cured in a controlled composite resin material intended to
environment); glass fiber reinforced imitate terra cotta.
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.20

Substitute Materials

Buildings in Historic Districts Individual Landmarks and MOU Buildings

Primary facades Primary facades Secondary Primary facades Secondary Primary /

(6th story and (7th story and facades (Individual facades Secondary
Materials below) above) (visible and landmarks) (Individual facades
non-visible) landmarks) (MOU buildings)
Cast iron yes (limited to yes (in limited yes (in limited no yes (in limited no
cast aluminum quantities quantities quantities
or other cast of discrete of discrete of discrete
metal) elements only) elements only) elements only)
Other cast metals no yes yes no yes no

Wrought metals no yes yes no yes no

Natural finish sheet no yes yes no yes no

metals
(i.e., copper)
Painted sheet metals yes 5 yes yes no yes no
and painted wood
elements
(excluding siding)
Stucco no no no no no no

Brick no no no no no no

Natural stone yes 1 yes 1 2 3 yes yes 1 yes no

(excluding
brownstone) and
cast stone (historic)
Brownstone yes (limited yes yes yes yes yes (limited to
to cast stone (limited to (limited to cast stone, if
(Note: resurfacing at facade cast stone) cast stone) the particular
brownstone with elements, and type of historic
tinted stucco is cast stone brownstone
considered a repair, or stucco at is no longer
not a replacement.) stoops and commercially
areaway walls) available)
Terra cotta yes 1 3 yes 1 2 3 yes yes 1 3 yes no

Wood siding yes 4 yes 4 yes yes 4 yes 4 no

Historic roofing yes 6 yes 6 yes 6 no no no

(not visible) (minimally or (minimally or
not visible) not visible)
Non-historic roofing yes 6 yes 6 yes 6 yes 6 yes 6 no

General Note: Substitute materials should match the physical and 1 Allowed at coping elements only that were historically used in a similar manner
visual characteristics of the historic materials in terms of design, (consistent with the age and style of the
2 Allowed at projecting cornices and balconies
detail, profile, dimension, material, texture, tooling, dressing, color building), such as cornices and bay windows,
with weight and /or attachment issues where
and finish, as applicable. and other painted substitute materials (such
in-kind replacement has potential to cause
as fiberglass) allowed at elaborate top floor
Where a substitute material has previously been approved as an additional loss at surrounding material
cornices less than 25 feet in length where
aspect of a Certificate of Appropriateness application, LPC staff may
3 Allowed at limited quantities of other discrete any joints in the material would be hidden or
continue the use of the same or other comparable substitute material
elements that are not part of a cladding field obscured by the design elements
in new applications for the same building or structure consistent with
of similar units where physical and visual
that approval, provided the substitute material has proven to be an 6 Substitute material must visually match
compatibility is critical
acceptable match in terms of appearance and compatibility over time or recall the original roofing and not call
with the surrounding original or historic material. 4 Allowed to use untextured painted fiber- attention to itself or detract from the building;
cement siding if wood is prohibited by code visible flashing, gutters, etc., must match
Substitute materials may not be used on a building or portions of a
original materials
building where in-kind replacement was an important aspect of an 5 Painted wood and sheet metal elements may
approval of a Certificate of Appropriateness application. be used interchangeably at facade elements
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.21

Replacing Natural Stone

and Cast Stone

Staff can approve replacing natural

stone and cast stone if it meets the
following criteria:

Cast stone and natural stone

(other than brownstone) must be
in-kind at or below the sixth story
of the primary facade; however,
substitute materials may be used
for coping elements (top course of
a masonry wall).

Above the sixth story on the

primary facade, substitute
materials may be used in limited
quantities of other discreet The replacement masonry (on the left)
elements that are not part of a matches the historic masonry.
cladding field (typically the flat
masonry units in a wall) of similar
units where physical and visual
compatibility is critical.

Substitute materials may also

be used at projecting cornices
and balconies with weight and/
or attachment issues. This
applies when a licensed engineer
has determined that in-kind
replacement has the potential
to cause additional loss of
surrounding materials.

At individual landmarks
substitute materials may not be
used, except coping elements.

Replacement of brownstone may

be in-kind on the primary facade, Replacement balusters that match
the historic ones in terms of their
or cast stone can be used for facade
dimensions, profiles, and finish.
elements and features. Cast stone
or stucco over backup masonry
can be used at stoops and areaway
walls. At individual landmarks,
stucco over backup masonry
cannot be used.
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.22

Replacing Brick
and Terra Cotta

Staff can approve replacing brick

and terra cotta (fired clay and
ceramic unit masonry) if it meets
the following criteria:

Replacement of terra cotta is

in-kind at or below the sixth story
of the primary facade. However,
substitute materials can be used
Replacement terra cotta unit (bottom) next for coping elements, as well as
to a piece of historic terra cotta (top). for limited quantities of other
discrete elements that are not
part of a cladding field of similar
units where physical and visual
compatibility is critical.

Above the sixth story of the

primary facade, substitute
materials may also be used at
projecting cornices and balconies
with weight and/or attachment
issues. This applies when a
licensed engineer has determined
that in-kind replacement has the
potential to cause additional loss
of surrounding materials.
New brick that matches the historic brick
in terms of size, dimensions, and finish.
At individual landmarks,
substitute material cannot be
used, except for coping elements
and limited quantities of other
discrete elements that are not
part of a cladding field of similar
units where physical and visual
compatibility is critical.

Brick must be replaced in-kind.

No substitute materials are
permitted for brick replacement.

Example of a poor brick match. Note how the new bricks

(above the lintels) do not match the historic bricks, calling
undue attention to the repair.
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.23

Replacement
Replacing Ornamental
decorative metal
Sheet Metal And Cast Iron feature matches
Or Wrought Iron the historic
metalwork.
Staff can approve replacing
ornamental sheet metal and cast
iron or wrought iron if it meets the
following criteria:

Replacement materials are

in-kind at or below the sixth
story of the primary facade. Cast
aluminum or another cast metal
with a painted finish can be used.

Above the sixth story of the

primary facade, substitute
materials can be used. For cast
iron, substitute materials may
also be used only for limited
quantities of discrete elements.

Painted sheet metal elements

can be used interchangeably
with wood at facade elements
Replacement
historically used in a similar decorative metal
manner, such as cornices and stoop matches
bay windows. the historic
metalwork.
For sheet metal, other substitute
materials may be used at elaborate
top floor cornices less than 25
feet in length where joints in
the material would be hidden or
obscured by design elements.

At individual landmarks,
substitute materials cannot
be used.
Chapter 1 · Restoration · Section B · Replacing Historic Materials LPC Permit Guidebook · 1.24

If historic roofing material has

Replacing Wood Features Replacing Other Materials been replaced in the past, new
roofing materials must match
Staff can approve replacing wood Staff can approve replacing historic roofing in terms of
features if replacement meets the materials such as laminates, visual characteristics such as
following criteria: plastic and synthetic rubbers, artificial slate or clay shingles and
curtain walls, and poured architectural asphalt shingles.
Wood should be replaced concrete if replacement meets the
in-kind at the primary facade. following criteria: Asphalt shingles are commonly
However, painted wood elements approved to replace visible
can be used interchangeably with Physical and aesthetic roofing, provided they are an
painted sheet metal on facade characteristics of other architectural shingle that better
elements (such as cornices and bay materials match original or recalls the historic roofing
windows) historically used in a historic materials. material. Solar shingles can also
similar manner. be approved if they are designed
Minor repairs using substitute to look like and function as
Other substitute materials can materials, as long as substitute conventional roofing materials
be used at elaborate top floor materials do not detract while producing electricity.
cornices less than 25 feet in from the appearance of the
length where joints in the material original material. What kinds of materials can
would be hidden or obscured by be used to replace flashing,
design elements. gutters, and leaders?
If historic elements are visible
Above the sixth story at the Replacing Roofing they must be replaced in-kind. At
primary facade, substitute Elements non-visible locations, substitute
materials can be used. materials can be approved.
Staff can approve roofing elements
At individual landmarks, if they meet the following criteria:
substitute materials cannot
be used. If the existing roofing material
is original or historic, visible
Wood siding at primary facades from a public thoroughfare,
and individual landmarks must and the building is six stories or
be replaced in-kind. However, fewer (most commonly gable and
fiber cement board can be used mansard roofs), historic materials
only if applicable building, fire, must be replaced in-kind.
or other codes prohibit the use of
wood siding and provided that the At buildings seven stories or
substitute material is the minimum taller, historic visible roofing
required by code. can be replaced with substitute
materials if the new materials are
not discernable from the street.

If roofing is not visible (such as

flat roofs), substitute materials can
be used.

At individual landmarks,
substitute materials cannot
be used to replace original or Replacement roofing material that
historic roofing. matches the historic roofing material.
Chapter 1 · Restoration · Section B · Recreating or Restoring Missing Facade Features LPC Permit Guidebook · 1.25

Recreating or Restoring
Missing Facade Features
Every effort must be made to Required Application Materials
retain existing architectural
features on historic buildings. □□ Photos of building facades. □□ Color samples, if applicable.
In certain instances, however,
□□ Photos of areas of the facade □□ Two sets of DOB filing
facade elements may be missing,
or architectural features to be drawings if proposed work
including roofs, cornices, restored (reinstated). requires a DOB permit.
stoops, storefronts, window and
door enframements, ironwork, □□ Historic 1940s tax photos, Shop drawings of certain
and porches. While restoring if available. See Section A for features may be required
architectural elements removed more information on how to to ensure a good match
prior to designation is not a obtain tax photos. to the historic condition.
requirement, LPC encourages See Section C for examples
□□ Written specifications on of shop drawings.
the practice. These architectural method of installation and
elements are not only aesthetically materials / products used. If LPC requires additional
significant but can be functional materials after your
as well, e.g., a cornice protecting ––If the work is substantial, application is reviewed,
a facade from water infiltration. prescriptive construction you will receive a Materials
In such cases, staff can approve re- specifications that describe Checklist from LPC staff.
requirements regarding
creation or restoration of missing
materials, products,
facade features, provided features
installation procedures, and
are returned to their original or quality aspects involved in
historic appearance and meet the execution of the work
following criteria:
□□ Proposed annotated photos
or elevations.
Design
Design of replacement elements □□ Detailed drawings of
must be based on historic installations if the work is
photographs, physical evidence substantial or complex, e.g.,
at the building (or matching cornice replication.
buildings, e.g., another house
in the row or a building of the
same style), or historic drawings,
if available.

If historic evidence does not

exist, contact LPC prior to filing
your application to determine a
design appropriately based on
buildings of a similar age and
style. Call 212-669-7817 or
email [email protected].
Chapter 1 · Restoration · Section B · Recreating or Restoring Missing Facade Features LPC Permit Guidebook · 1.26

1940s tax photo (left) and designation

photo in 2006 (right) of 120 Kingston
Avenue in the Crown Heights North
Historic District. In the 1950s, the
building was altered at the base
with black and red glass cladding
when it housed a notable jazz club.
This alteration is considered a
significant feature in its own right and
should be retained.

Before: Photo of
Materials
60-66 White Street
Materials for recreating and in the Tribeca
restoring missing facade features East Historic
must match original or historic District showing
materials in-kind or must meet the two decorative
requirements for using substitute finials at 60 and
materials in this chapter. 62 White Street
and a missing
decorative finial at
Can architectural features that
66 White Street.
are not original to the building
and were added over time be
removed to restore missing
original features?
Consult with staff about the
After: Photo of
removal of any facade features
60-66 White
that were added to the building Street showing the
after construction but before restored decorative
designation. Such features may finial at 66 White
be considered significant layers of Street, based on
the building’s historic fabric, i.e., evidence at 60 and
Victorian period features added to 62 White Street,
which were built at
a Federal style structure (see photo
the same time as
above for example). 66 White Street.
Chapter 1 · Restoration · Section B · Reconstructing Building Facades LPC Permit Guidebook · 1.27

Reconstructing
Building Facades
Required Application Materials
Staff can approve reconstruction
□□ Photos of building facades. □□ Prescriptive construction of the building facade if the entire
specifications that describe
□□ Photos of areas of facade is highly deteriorated and/
requirements for materials,
deterioration and or unstable and the work meets the
products, installation
reconstruction. procedures, and quality
following criteria:
aspects involved in execution
□□ Historic 1940s tax photos, Staff can only approve facade
of the work.
if available. See Section A for reconstruction for buildings in
information on how to obtain □□ Two sets of DOB historic districts, not individual
tax photos. filing drawings. landmarks or buildings seeking a
□□ A conditions report, Shop drawings of certain
special permit for Modification of
prepared by a licensed features may be required to Use and Bulk.
engineer, that documents ensure a good match to the
and assesses deteriorated historic condition. See Section Staff can approve reconstructing
conditions and the need for C for examples. the facade of a building if a
facade reconstruction. licensed professional engineer
If LPC requires additional has prepared a thorough report
□□ Existing condition survey materials after your
drawings of the facade, demonstrating why the existing
application is reviewed,
including unit masonry size, facade cannot be repaired or
you will receive a Materials
joint size and patterns, Checklist from LPC staff.
restored if it is a primary facade.
size and horizontal/vertical The report then undergoes peer
location of window and door review by a structural engineer
openings, and architectural contracted by the Commission,
features such as sills, lintels, who must concur with the
band courses, and cornices. recommendations in order for staff
□□ Proposed annotated floor to approve the application.
plans and elevations.
Reconstructing an entire facade
□□ Comparative vertical is not common, but, if deemed
section drawings of the necessary, applications for
existing wall and proposed this type of work must include
reconstructed wall. thorough documentation of the
––Large-scale detailed condition, an assessment of
drawings of the wall section existing materials and the potential
showing construction type, for salvaging and re-use, and fully
window and door openings, dimensional survey drawings of
and architectural features the facade.

Facade Materials
Facade materials, such as brick
or stone window lintels and sills,
must be salvaged and reused
to the greatest extent feasible.
Chapter 1 · Restoration · Section B · Reconstructing Building Facades LPC Permit Guidebook · 1.28

Before facade reconstruction. After facade reconstruction.

Otherwise the facade must be

reconstructed in-kind in terms
of wall construction — with the
exception that backup masonry
can be either brick or concrete
masonry units (CMU) — and
architectural features.

Substitute Materials
Substitute materials can be used to
recreate historic details, provided
they meet the requirements for
replacement of deteriorated
architectural features explained
above and in this chapter.
Chapter 1 · Restoration · Section C · Technical Guidance and Resources LPC Permit Guidebook · 1.29

Section C
In This Section:

Glossary

Technical Guidance Shop Drawings

Sample Review

and Resources Conditions Report/Assessment

Investigative Probes

Mortar Analysis Report

This section provides additional Soft Mortar Recipe

guidance and resources to help you for Repointing Brick Facade
understand LPC’s rules and criteria in Resurfacing Procedure
order to submit the correct materials and Stucco Recipe
with your application.
Chapter 1 · Restoration · Section C · Glossary LPC Permit Guidebook · 1.30

Glossary
Brick facades but does not front Modern Cast Stone
is a small rectangular block, a street, such as a setback refers to modern building
typically made of fired or sun- facade or part of a dominant materials that include precast
dried clay. Bricks are available massing element where at least concrete, which consists of
in various sizes, shapes, colors, one facade is street-fronting colored concrete molded and cured
textures, and finishes. or street-facing, such as a in a controlled environment; glass
tower element; and a facade fiber reinforced concrete (GFRC),
Brownstone with a primary entrance to consisting of a concrete matrix
is a type of sandstone. Despite its the building. embedded with glass fibers; glass
name, the color of brownstone can fiber reinforced plastic (GFRP),
vary widely. –– Secondary facade refers to a consisting of a plastic matrix
facade that does not front on a embedded with glass fibers; and
Cutting and “Raking” street or a public thoroughfare microcotta, a polymer-based
are both names for the process of and does not possess significant composite resin material intended
removing old mortar. Removal architectural features to imitate terra cotta.
prepares joints between masonry commensurate with the street-
units (brick, stone, or terra cotta) fronting facade. Mortar
for new mortar. Deteriorated is a mixture of water, aggregate
mortar on historic buildings must Historic Cast Stone (typically sand), lime, and, in most
be carefully removed with hand is a cement-based matrix (a cases, cement. Ingredients are
tools, not electric grinders. mixture of water, sand, coarse mixed together to form a paste that
aggregate, and cementing agents) is used to bond building materials
Dutchman Repair molded or “cast” into shapes that such as brick and stone.
is a repair made by removing mimic the color, texture, profile,
a small portion of deteriorated and details of natural stone. Natural Stone
natural stone, cast stone, or wood is a construction term for building
and replacing it in-kind with a In-Kind Replacement material that is quarried from the
piece of new natural stone, cast refers to replacing a material earth. Various types of natural
stone, or wood. with a new material of the same stone were used on historic
type as the original or historic buildings, most commonly
Facade material, e.g., using a new piece of sandstone, limestone, marble,
is the main exterior face of a limestone to replace an original or and granite.
building, sometimes distinguished historic piece of limestone.
from the other faces by
elaboration of architectural or Masonry
ornamental details. refers to a variety of different
building materials that are made of
–– Primary facade refers to a stone or fired clay units. The term
facade fronting a street or a can be used to describe natural
public thoroughfare that is stone, cast stone (historic and
not a street such as a mews modern), brick, and terra cotta.
or a court; a visible facade
with a level of design or
significant architectural
features commensurate with
the building’s street-fronting
Chapter 1 · Restoration · Section C · Glossary LPC Permit Guidebook · 1.31

Patching Compound Resurfacing

is a mixture of water, cement, and is the process of repairing large
minerals used to repair damaged areas of deteriorated sandstone
or missing portions of natural (specifically brownstone).
stone, cast stone, or terra cotta. The See Section C, Resurfacing
mixture is typically tinted to match Procedure and Stucco Recipe.
the color of the original or historic
masonry, and can be molded and Substitute Material
shaped to match the masonry’s A material with a substance
profile and texture. Care must be made of something other than the
taken to use a patching product that original or historic material, but
does not contain latex, acrylic, or one that matches its dimensions,
other bonding agents, additives, or profiles, texture, color, and finish,
modifiers and is appropriate for use e.g., using a piece of precast
on historic materials. concrete to replace a piece of
original or historic limestone.
Physical and
Aesthetic Characteristics Terra Cotta
are the tangible attributes of is unglazed or glazed fired clay
materials and features, such as used for architectural purposes.
design, detail, profile, dimension, A terra cotta “biscuit” is a piece
material, texture, dressing, color, of unglazed terra cotta. Glazed
or finish. terra cotta has been coated with a
type of liquid glass that hardens
Pinning during the firing (baking) process
is a method of anchoring that and forms a protective layer on the
uses pieces of stainless steel or clay. Glaze can be colored or clear,
galvanized metal to secure one and sometimes features a special
item to another. Pins can be used texture or pattern.
in conjunction with patching
compounds and Dutchman repairs, Tooling
as well as to re-secure loose pieces is the process by which natural
of original or historic masonry. stone is cut with chisels and
hammers to form surface textures
Repointing and profiles.
is the process of removing
old mortar and installing new
mortar. Replacing deteriorated
mortar helps ensure the building
stays watertight.
Chapter 1 · Restoration · Section C · Shop Drawings LPC Permit Guidebook · 1.32

Shop Drawings
Shop drawings (a drawing or
set of drawings produced by a
contractor, supplier, manufacturer,
or fabricator) are often required
as a condition of approval once
FOR NEW OR REPLACEMENT
LPC has issued a permit since CORNICES AND OTHER
DETERIORATED OR MISSING
it is sometimes only possible ARCHITECTURAL FEATURES,
to take accurate dimensions of DRAWINGS SHOULD BE HIGHLY
DETAILED TO ACCURATELY
facade features once scaffolding CONVEY THE SURROUNDING
EXISTING CONDITIONS AND
has been erected. Shop drawings PROPOSED PROFILES,
ANCHORING, MATERIALITY, AND
must be provided to staff prior to INSTALLATION METHODS.
any manufacturing or installation,
if requested. In some cases, staff
may require shop drawings before
your permit is issued.

Vertical section shop drawing

of a proposed cornice.

Elevation shop drawing of a proposed cornice.

Chapter 1 · Restoration · Section C · Shop Drawings LPC Permit Guidebook · 1.33

Elevation and vertical sections illustrating proposed

masonry unit replacement.

These drawings illustrate individual

masonry units.
Chapter 1 · Restoration · Section C · Sample Review LPC Permit Guidebook · 1.34

Sample Review
Samples of materials, methods, A sample review
of potential bricks
and finishes may be required
and mortar.
for review and approval prior to
commencement of your work.
Email or mail color photos of
prepared samples to LPC staff,
along with a memo detailing
the scope of work and materials
depicted. A site visit by staff may
be necessary in order to review
samples in person. Work may
not commence or proceed
until LPC staff has approved
required samples.

Sample reviews most

commonly include:

• Cleaning methods texture, and profile, so prepare up area; close-ups of mock-ups

and products. your samples as they will appear and historic materials; and close-
• Raking/cutting and when finished. Ensure that ups that detail texture, finish, etc.
repointing masonry joints. temperature-sensitive materials Images from Google Street View
have been installed under the are not accepted.
• Masonry repairs (patching, correct conditions and sufficiently
Dutchman, etc.). cured. (Temperature must Take photos in both bright
• Sandstone resurfacing. remain a constant 45 degrees or sunlight and in shade.
above for a period of 72 hours
• Replacement materials,
after installation.) Prior to submitting, make sure
e.g., brick.
your photos are of high resolution
For masonry replacement, so staff can evaluate texture
Guidelines for Sample Review mock-ups must be installed in the and color. Annotate photos, as
Prior to installing a mock- historic masonry where feasible, at necessary, to clearly identify
up, the historic materials locations where repair is needed, materials to be reviewed —
surrounding or adjacent to it and photographed next to the especially if multiple materials
must be lightly cleaned to ensure historic materials they are intended are shown.
accurate assessment. to match.
Prior to accepting samples, staff
Clearly identify the mock-up Always provide at least two may request additional photos,
or sample review area on the sample options for review, information, and /or a site visit.
building, either with drawings or e.g., multiple mortar or patching
annotated photos. compound colors, a range of brick
colors and blends, etc.
Identify the cleaning product and
product number being issued. High-quality photographs of each
sample are required, including, but
Patching and repointing mock- not limited to, photographs of the
ups are reviewed for color, overall facade and overall mock-
Chapter 1 · Restoration · Section C · Conditions Report /Assessment LPC Permit Guidebook · 1.35

Conditions Report /
Assessment
When replacement is proposed
for large quantities of materials
or significant architectural
features (such as cornices), you
must provide a conditions report
or assessment of deteriorated
conditions that warrant
replacement. In some cases, probes
are required in combination with
the conditions report.

Your report must include:

• High-quality photographs
showing locations of
proposed work.
• Identification of the type
of materials, e.g., wood,
limestone, brick, terra cotta.
• Written statements that
assess conditions.

An example of a conditions
assessment report.
Chapter 1 · Restoration · Section C · Investigative Probes LPC Permit Guidebook · 1.36

Investigative Probes
To assess the current condition of
building materials and systems,
staff can approve select intrusive
investigative work or probes.
These methods can also be used
for discovery and documentation
of hidden historic materials in
connection with an anticipated or
open application for work, or for
an approval that has been granted.

LPC requires that:

• No more material than

necessary be removed to
discover underlying conditions
or to make a mold for
replication. Where possible,
removal is limited to non-
character-defining features
and materials.
• Probes or removals
be performed in Example of a minor probe. A very small portion
unobtrusive locations. was carefully removed to determine the condition
of the underlying material. This type of probe
• Temporary protection of the would not require a permit.
probe area be provided.
• Where original material is
removed in connection with
a probe, it be reinstalled to
match the original condition,
or, if necessary, replaced
in-kind.
• For removals in connection
with making a mold for
replication, the original fabric
be reinstalled or adequate
protective measures taken to
ensure that the facade is kept
watertight until reinstallation
or replacement of the feature
is complete.

Example of a major investigative probe

that would require a permit.
Chapter 1 · Restoration · Section C · Mortar Analysis Report LPC Permit Guidebook · 1.37

Mortar Analysis
Report
If a substantial amount of the Soft Mortar Recipe for Mixing Tips
facade at an individual landmark Repointing Brick Facade All measurements are parts
or a building subject to a special by volume.
permit (Modification of Use • 1 part white Portland cement
and Bulk) is being repointed, an • 2 1/ 2 parts lime Combine dry ingredients, then mix
analysis report of the original / with potable water.
historic mortar is required. • 5-6 parts sand
The analysis must investigate the When crushed stone is an
type and contents of the original insufficient color match, use dry
mortar to create specifications Parts are noted by volume. pigments (natural or synthetic
for the replacement mortar. Mix dry ingredients first, stable oxide pigments). Do not
Please consult with staff for then add potable water. exceed recommended maximum
further guidance. Use dry pigments (natural or amounts, as too much pigment
synthetic stable oxide pigments) can reduce strength and result in
to tint or color mortar. unstable color.
Thoroughly mix all ingredients.
The best brownstone patching
contains actual crushed stone.
Consider using stone removed
from the area being repaired or
old stone with the same qualities.
Crushed stone must be ground,
passed through a 16-mesh screen,
and thoroughly washed.
Chapter 1 · Restoration · Section C · Resurfacing Procedure and Stucco Recipe LPC Permit Guidebook · 1.38

Resurfacing Procedure
and Stucco Recipe
Preparation of the surface Scratch coat All measurements are parts
Use a toothed chisel to cut back all The first scratch coat must be by volume.
deteriorated surfaces to be repaired pressed into the slurry coat while
to a sound base, removing all loose the slurry is still moist. Each All ingredients must be
stone to provide a rough surface. scratch coat must be scored before combined dry then mixed with
initial drying to provide a key for potable water.
Mechanical keying following coats. No coat should
To create a mechanical key or exceed 3/8 inch in thickness. Use dry pigments (natural or
holding mechanism for the patch, Allow 2-4 hours between scratch synthetic stable oxide pigments)
undercut edges of the patch to coat applications. when crushed stone is not a
form a slight dovetail. Drill holes sufficient color match. Do not
1/2 inch in diameter and 1/2 inch The scratch coat consists of the exceed recommended maximum
deep, spaced 2-3 inches apart in following mix, by volume: amounts, as too much pigment
staggered rows. Angles of holes can reduce strength and result
must be varied. • 1 part white Portland cement in unstable color. The best
• 1 part type S lime brownstone patching contains
Application of patching material: actual crushed stone. When
Proper application of patching • 6 parts sand possible, use stone removed from
material involves several steps. • Water for mixing the area being repaired or old stone
with the same qualities. Crushed
Surface washing: Wash the stone must be ground, passed
prepared surface with water and a Finish coat through a 16-mesh screen, and
soft brush. The finish coat is applied once thoroughly washed.
the patch has been built up to the
Slurry coat required thickness. This final coat Surface finishing
Apply a thin slurry coat with a is the only coat formulated to The surface must be finished to
brush and rub vigorously into the match the color and texture of the match the original stone tooling
surface. stone being repaired. or existing condition. Possible
surface treatments include damp
The slurry coat consists of the sponging (stippling), dry toweling
following mix, by volume: The finish coat consists of the with a wooden float, and acid
following mix, by volume: etching with diluted hydrofluoric
• 1 part white Portland cement acid. All treatments are executed
• 2 parts type S lime • 1 part white Portland cement while the patch is partially cured to
• 1 part type S lime leather hardness.
• 6 parts sand
• Mix with water • 2-3 parts sand
• 3-4 parts crushed stone (of the
same type being resurfaced)
• Dry pigments
• Water for mixing