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148 West 23rd Street Apartment Building

New York, NY


Tudor Management

Project Team

Orlando Ballate, P.E.
Manu Mevada


  • Condition Assessment
  • Structural Design – Restoration
  • Architectural Design
  • Bidding Services
  • Construction Administration / Observation
  • Local Law 11 Study

O&S Associates executed a visual inspection of the facade. The purpose of the inspection was to render an opinion as to the condition of the exterior walls as it pertains to Local Law 11 This report was filed with the NYC building department to meet Local Law 11 requirements related to building maintenance.

This inspection was obtained by the use of motorized swing-stages and photographic magnification techniques from setbacks, street level and roof level observations, with binoculars.

O&S prepared repair drawings and technical specifications, bid the work to specialty contractors and made periodic observations of construction. The work consisted of replacement of cracked and damaged terra coat elements, reinforcing of corroded spandrel steel beams and replacement of severely corroded steel beams. The cost of repairs was $1.3 million.