Built in 1929, this steel frame building has three street facades clad in terra cotta, a brittle material prone to cracking if not installed and maintained properly. Spivak Architects was retained in 2000 to investigate the condition of the façade and we have been maintaining the façade since. Several inter- related façade projects have been completed. The building was cleaned and pointed in 2000 with problematic areas 'stitched' together utilizing various types of structural pins in order to stabilize the façade. Limited areas of terra cotta blocks were replaced with GFRC and all of the terrace roofing was replaced to reduce water infiltration by 2005. In 2007 a repair program was begun to replace failing steel lintels, requiring the replacement of terra cotta panels and ornament above the windows; portions of the parapet walls were replaced with custom molded GFRC to match the existing. Yearly visual monitoring takes place in the spring to determine the rate of deterioration of the stabilized section of the terra cotta, and LL11 conditions resolved. Records of all maintenance are updated and managed using autocad to assist ownership to develop and maintain façade repair budgets in light of building cash flow and other capital projects.