Masonry Repair Should Fit the Property
Glencoe includes homes and buildings from many different construction periods. Some properties have distinctive brick patterns, long horizontal masonry lines, natural stone details, integrated chimneys, or carefully designed entrances. Others use more conventional brick, concrete, steel lintels, and newer wall systems.
That variety matters.
A repair that works well on a newer garage wall may not be appropriate for an older façade, a low-profile Prairie-style home, a stone entrance, or masonry built into a sloping site.
Before recommending work, we look at:
- The brick, stone, concrete, or other masonry already in place
- The condition and depth of the mortar joints
- Earlier repairs and patches
- Cracking, displacement, and rust staining
- Chimney crowns and roofline conditions
- Grading, runoff, and downspout discharge
- Access around the building
- Whether the work affects a visible architectural feature
The repair scope should come from the building itself—not from a standard specification used on every Glencoe property.
Glencoe Architecture and Masonry Details
Glencoe has a well-documented architectural history. The Village identifies homes designed by Frank Lloyd Wright, Howard Van Doren Shaw, Robert Seyfarth, Keck & Keck, and other notable architects. Its Historic Glencoe Story-Map includes locally designated landmarks, National Register properties, and additional surveyed resources.
That does not mean every older home is a landmark or requires the same restoration approach. It does mean repairs should be planned carefully when the masonry contributes to the building’s design.
On an architecturally significant property, the work may need to preserve:
- Original joint widths and profiles
- Long horizontal brick lines
- Distinctive brick sizes or colors
- Integrated masonry details
- Stone accents and copings
- Chimney proportions
- The relationship between masonry and adjacent wood, glass, or stucco
Replacement materials should be selected according to the existing wall. Building age or architectural style alone is not enough to specify the mortar or brick.
Ravines, Bluffs, and Site Drainage
Glencoe’s ravines form natural drainage paths toward Lake Michigan. The Village also regulates certain development near ravines and bluffs and requires drainage planning for qualifying work within slope-impact areas.
A ravine-adjacent property does not automatically have foundation or masonry damage. However, the site around the building can affect how water reaches walls, steps, retaining features, and lower masonry.
For properties near a ravine or sloping grade, we may look at:
- Roof runoff and downspout discharge
- Water moving toward the foundation
- Soil or mulch placed against masonry
- Cracks in lower walls
- Open joints in retaining or landscape masonry
- Settlement or displacement
- Erosion near steps, walls, or entrances
- Whether a repair area remains damp after rain
Repointing the mortar without considering drainage may leave the original moisture source unresolved.
Masonry Near Lake Michigan
Properties closer to Lake Michigan may receive different levels of wind-driven rain, snow, and weather exposure than more sheltered properties.
The effect is not the same on every home. Building orientation, roof overhangs, nearby trees, surrounding structures, flashing, gutters, and the condition of the existing masonry all matter.
Chimneys, wall tops, copings, parapets, and upper elevations deserve particular attention because they are exposed from several directions. Visible deterioration may include open joints, cracked crowns, loose brick, staining, or previous patches separating from the original masonry.
Masonry Services in Glencoe
Tuckpointing
We repair deteriorated mortar on brick walls, chimneys, garages, foundations, parapets, and other exterior masonry.
The replacement mortar is selected to work with the existing brick or stone and to match the surrounding joint appearance as closely as practical.
Brick Repair
We replace cracked, loose, or spalling brick and repair the surrounding joints where needed.
Exact brick matches may not always be available, especially when the original material is discontinued or has changed through age and weather exposure.
Chimney Repair
Chimney work may include tuckpointing, brick replacement, crown repair, flashing-related work, waterproofing, partial rebuilding, or complete rebuilding.
The recommended scope depends on how much of the chimney remains sound.
Explore Chimney Repair Services
Lintel Repair
Steel lintels support masonry above many windows, doors, and garage openings.
Horizontal cracking, displaced brick, open joints, or rust staining above an opening may indicate corrosion in the supporting steel.
Explore Lintel and Masonry Repair Services
Stone and Exterior Masonry
We repair natural stone, manufactured stone, veneers, entrances, columns, steps, retaining features, and masonry around doors and windows.
Explore Masonry Repair Services
Steps and Concrete
We repair brick, stone, and concrete steps, stoops, landings, walkways, patios, and other exterior surfaces.
The repair method depends on whether the damage affects only the visible surface or also involves the supporting base.
Explore Step, Stoop, and Concrete Services
Serving Properties Throughout Glencoe
Our Glencoe service area includes properties near:
- Downtown Glencoe
- Vernon Avenue
- Park Avenue
- Green Bay Road
- Dundee Road
- Sheridan Road
- The Glencoe Metra station
- Ravine Bluffs
- Lake Michigan
- ZIP code 60022
The Village identifies Green Bay Road, Dundee Road, and Sheridan Road as major local routes and provides commuter parking near its Metra service and Park Avenue.
We work with homeowners, associations, property managers, commercial property owners, and managers of multi-unit buildings.
Historic Properties and Municipal Review
Glencoe maintains a Preservation Commission and a local landmark-designation process. The Village also provides the Historic Glencoe Story-Map to identify locally designated landmarks, National Register properties, and other documented resources.
Not every older property is designated, and ordinary maintenance does not automatically require Preservation Commission review.
Owners should confirm current requirements when work involves:
- A locally designated landmark
- Significant changes to visible exterior masonry
- Removal or reconstruction of original features
- Major façade alterations
- Demolition or substantial redevelopment
- Work near a regulated ravine or bluff area
The Village’s Development Services Department publishes building-permit applications and accepts new applications through its online portal. Permit requirements depend on the property and scope of work.
A Clear Repair Scope Matters
Masonry deterioration often affects one part of a property more than another.
A useful estimate should identify whether the work covers:
- One chimney
- One or more wall elevations
- A parapet or roofline section
- Masonry above specific windows or doors
- A foundation area
- Steps or an entrance
- A stone feature
- A retaining wall
- Isolated brick replacement
It should also explain whether mortar work, brick or stone replacement, lintel repair, flashing-related work, access equipment, protection, and cleanup are included.
This is especially important on properties with distinctive architecture or extensive exterior masonry, where a vague description such as “repair brick” does not clearly define the work.