Manhattan · 10023 · 10024 · 10025 · Lincoln Square to Morningside

Stucco Contractor
Upper West Side Manhattan

MNM Construction Stucco: Upper West Side facade and stucco specialists. Pre-war buildings, FISP/Local Law 11 work, parapet repair, and high end interior plaster restoration.

Get Free Estimate Call (516) 713-9199
Licensed: NYC DCWP HIC #2130570 Fully insured 4.9 on Google, 29 reviews Stucco in Brooklyn since 2009
Upper West Side Stucco Services

Stucco Contractor for
Upper West Side Manhattan

The Upper West Side is one of Manhattan's most architecturally significant neighborhoods, block after block of pre-war co-ops, condominium conversions, brownstone rowhouses, and limestone fronted apartment houses, much of it built between 1900 and 1940. Building exteriors are typically a mix of brick, limestone, terra cotta, and cement stucco, with parapets, cornices, and decorative work that age in distinctive ways.

MNM Construction Stucco serves the entire Upper West Side including ZIPs 10023, 10024, 10025, and 10069, from Lincoln Square north to Morningside Heights, and from Central Park West to Riverside Drive. Our work here covers FISP/Local Law 11 facade inspections and repairs, parapet wall stucco and waterproofing, decorative cornice and quoin restoration, EIFS installation on newer buildings, full stucco systems on rooftop additions, and high end interior plaster restoration on pre-war units.

Common Upper West Side issues: parapet wall failures (the #1 cause of FISP cited conditions), water infiltration through aging stucco at chimney and bulkhead transitions, decorative cornice damage from freeze-thaw, hairline cracks throughout aging cement stucco facades, and interior plaster damage from leaks above. We solve these with the right materials, the right details, and proper coordination with NYC DOB and Landmarks where required.

Many Upper West Side buildings are within designated Historic Districts (Riverside-West End, West End-Collegiate, Manhattan Avenue) where exterior work requires LPC approval. We have the experience to handle these properties, working with appropriate historic materials, coordinating LPC submissions, and delivering work that preserves the character of the building.

Services in Upper West Side

  • Stucco crack repair
  • Full panel replacement
  • EIFS installation
  • Waterproofing coatings
  • Window perimeter sealing
  • Interior plaster
  • Foam moldings
  • Texture & color matching
Upper West Side Free Estimate
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Local Conditions

Rear Walls and Light Courts on the Upper West Side

Almost nothing on the Upper West Side is a stucco front. Between Riverside Drive and Central Park West the street elevations are brick, limestone and brownstone. The stucco is on the back: rear yard walls, light courts, air shafts, bulkheads and parapets. That is where nobody looks until water shows up inside an apartment on an upper floor, and by then the wall has usually been failing for several seasons.

Light courts and air shafts are the hardest of these. They get almost no sun and very little air movement, so a wall in a shaft can stay damp for weeks after a storm. Repairs there also need to be planned around access, since there is no way to get a lift in. Most of our shaft and rear wall work on blocks off Amsterdam Avenue and West End Avenue is done from rigged scaffold or a drop.

The other driver here is the facade inspection cycle. Buildings over six stories have to be inspected and filed on a recurring schedule, and a parapet or rear wall that fails an inspection has to be repaired to close the condition. We work with building managers and co op boards on that, and we can give the board a scope and a price in writing before anyone goes to a vote.

The Upper West Side blocks we work on

Broadway, Amsterdam Avenue, Columbus Avenue, West End Avenue, Riverside Drive and Central Park West, from Lincoln Square up through Manhattan Valley and the Morningside Heights border.

Working with a co op or condo board

We give the board a written scope, a price and a schedule, and we are set up for the documentation a managing agent needs. We can also coordinate with a sidewalk shed already in place so the stucco work happens while the protection is up rather than paying for it twice.

Common Questions

Upper West Side FAQ

Do you do FISP/Local Law 11 work on Upper West Side buildings?
Yes. We complete the full range of FISP/Local Law 11 facade repair work: parapet rebuilding, stucco recoating, brick and stone repointing coordination, and complete waterproofing. We work with QEWIs and property managers to address all cited conditions. Call (516) 713-9199.
Can you work on landmarked Upper West Side buildings?
Yes. We have experience on properties in the Riverside-West End, West End-Collegiate, and other historic districts. We can work with appropriate historic materials and coordinate LPC submissions through your architect or directly.
How much does facade work cost on an Upper West Side building?
Parapet stucco repair runs $5,000 to $20,000 per side typically. Full FISP driven facade restoration on a pre-war building runs $40,000 to $300,000+ depending on building size, scope of cited conditions, and access. Free written assessments and estimates: (516) 713-9199.
Do you do stucco work on Upper West Side rear and courtyard walls?
Yes, and that is most of our work in this part of Manhattan. The street elevations here are brick and stone, so the stucco is almost always on the rear wall, the light court, the air shaft, the bulkhead or the parapet. We work from rigged scaffold or a drop where there is no way to bring in a lift.
Can you work with our co op board and managing agent?
Yes. We provide a written scope, price and schedule that a board can review and vote on, and we carry the insurance and documentation a managing agent will ask for. If there is already a sidewalk shed up for another condition, we will coordinate so the stucco work happens while the protection is in place.
Our building failed its facade inspection on the rear wall. Can you repair it?
Yes. Buildings over six stories are on a recurring facade inspection and filing cycle, and a failed parapet or rear wall has to be repaired to close the condition. We handle that work and provide the written documentation of what was done. Call (516) 713-9199 and we will look at the report with you.
Where We Work From

Serving Upper West Side from Our Brooklyn Shop

MNM Construction Stucco works out of 1717 Avenue P in Brooklyn, NY 11229. Upper West Side is inside our regular service area, so the same crew handles the estimate and the job.

Upper West Side Manhattan

Free Stucco Estimate
Upper West Side

Serving Upper West Side, Lincoln Square, Riverside, Morningside Heights border. FISP/Local Law 11 + Landmarks experienced. Licensed, insured.

Request Free Estimate Call (516) 713-9199

Stucco Services

Stucco RepairStucco Crack RepairEmergency Stucco RepairEIFSWaterproofingStucco PaintingStucco RemovalInterior PlasterFoam MoldingsStucco CorniceSidingMaintenance PlanStucco CostSoft Stucco Panels

Areas We Serve

BrooklynQueensBronxManhattanLong IslandNassau CountySuffolk CountyPark SlopeBay RidgeMarine ParkSheepshead BayBensonhurstDyker HeightsBorough ParkMidwoodFlatbushGravesendBrighton BeachSunset ParkBed StuyCrown HeightsBushwickGreenpointWilliamsburgAstoriaFlushingBaysideForest HillsHoward BeachMiddle VillageCollege PointWhitestoneRiverdaleThrogs NeckTribecaUpper East SideUpper West SideGreat NeckGarden CityHempsteadLevittownMassapequaLong BeachMineolaValley StreamHuntingtonSmithtownBabylon
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