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Investigation & Budgeting

Many times the issues with buildings lie behind the surface and are not easily detected without some investigation work.

By investigating problem areas prior to a major project we can assist with planning, and up-front budgeting. This ensures projects can be completed successfully, within budget and on-time.

Thermal image showing temperature variations on a roof and chimney with a physical photo of the same area below.
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Proactive Masonry Maintenance

Regular building evaluations are essential for preventing costly masonry problems. Our team uses advanced technology, including drone inspections with thermal imaging, to identify potential issues before they escalate. This allows us to provide timely recommendations and prevent expensive emergency repairs.

  • Sealant (Caulking ) Failures
  • Failing Mortar Joints
  • Brick/Block Absorbing Too Much Moisture
  • And More!
/ Services

Investigation & Budgeting Services

masonry-investigations, project-scope-budgeting-assistance

When stone masonry has shifted, bulged, or deteriorated past the point of patching, it has to come apart and go back together correctly. TNT dismantles failing stonework and rebuilds it to its original line, plumb, and profile, using salvaged and color-matched units set in mortar compatible with the wall.

When brick faces spall, crack, or break away, replacing the failed units restores both the strength and the watertight envelope of the wall.

Crack injection seals active leaks and structurally re-bonds cracked concrete and masonry from the inside, without large-scale demolition.

A breathable penetrating water repellent reduces water absorption into masonry while still letting trapped moisture escape, protection without sealing water in.

Spalled and deteriorated concrete on walls, columns, and overhead surfaces is repaired with structural materials that bond, last, and protect the rebar.

Tuckpointing renews the mortar joints that hold your masonry together and keep water out, restoring both strength and weather resistance before deterioration spreads.

Through-wall flashing intercepts water that gets into the wall and sends it back out, stopping infiltration at its source rather than chasing leaks.

Architectural terra cotta defines many historic facades. We repair and replace deteriorated units while preserving the building's original detail.

From chipped edges to spalled faces, we repair and replace architectural stone with color-matched materials and craftsmanship that blends in.

Stone consolidation strengthens crumbling, friable stone in place, preserving irreplaceable original material rather than replacing it.

Define the right scope and budget before work begins. We help owners and managers plan masonry projects so there are no costly surprises mid-project.

Traffic coating systems waterproof the surfaces people and vehicles travel on, protecting the structure beneath parking decks, plazas, and walkways.

Parapets are exposed to weather on multiple sides and deteriorate first. Rebuilding restores the roofline and stops water from entering the wall below.

Removing old paint from masonry restores the wall's ability to breathe and reveals the original brick or stone, done gently to protect the substrate.

Masonry staining permanently corrects mismatched or unattractive brick and stone color, chemically bonding to the masonry while keeping it breathable.

A masonry investigation gets trained hands and eyes directly on your building to find what's failing, prove why, and define exactly what it will take to fix it.

Lintels carry the masonry above your windows and doors. When they corrode or sag, the openings crack, and the fix protects the wall above.

When a facade begins to bow, separate, or shift, stabilization re-anchors and secures the masonry before it becomes a structural failure.

A breathable elastomeric coating protects and unifies an aging facade, bridging hairline cracks and shedding water while letting the wall breathe.

Sealant joints are sacrificial; they age and fail. Replacing them keeps water and air out at the building's most vulnerable transitions.

Decades of dirt, carbon, and biological growth dull a facade. Careful cleaning restores its appearance without harming the masonry beneath.

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Why Investigation & Budgeting Matters?

  • Accurate Project Scope
  • Budgeted Costs & Scheduled Projections
  • Understanding The Current Construction
  • Identifying & Assessing Unforeseen Conditions
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Contact Us

Our skilled team is here to bring your building to life. Contact us today to discuss your project!

FAQs

A facility manager should schedule an investigation when visible deterioration appears, when interior water infiltration occurs, before major capital planning cycles, or as part of a routine inspection program every three to five years. Early identification of problems prevents costly emergency repairs.

Investigation reports document existing conditions and recommended work in a format that can support grant applications, historic tax credit filings, and other funding processes that require professional documentation of a building's masonry condition and restoration needs.

Yes. We provide written documentation of investigation findings, including identified conditions, recommended repairs, and scope of work. This report serves as the basis for budgeting decisions and project planning.

After an estimator is assigned, an on-site visit is typically scheduled within one to two weeks. The investigation itself varies in duration depending on building size and complexity, and the resulting proposal and report follow approximately two weeks after the site visit.

Our investigation methods include close-up visual inspection using swing stages or lifts, documentation of conditions with photography and mapping, exploratory openings to examine concealed conditions, and testing when warranted. The approach is tailored to each building's needs.

Yes. Diagnosing the source and pathway of water infiltration is a core part of our investigation services. Our team evaluates mortar joints, sealants, flashing, masonry units, and the overall wall assembly to determine where and why water is entering.

We help owners understand what work is needed now versus what can be deferred, identify the highest-priority items, and structure project phasing to spread costs over time. Projects range from $2,500 to the millions, and we work with owners to align scope with budget.

We work with building owners to define the full scope of masonry work needed, prioritize items by urgency and structural significance, and develop budgets that align with available capital. This includes phasing larger projects across multiple budget cycles when needed.

A typical investigation includes a visual survey of the building exterior, documentation of deterioration types and locations, assessment of mortar and masonry unit conditions, evaluation of sealants and flashing, and identification of moisture entry points. Findings are compiled into a written report.

Without a proper assessment, budgets are based on assumptions that often underestimate or mischaracterize the actual conditions. A masonry investigation identifies what work is truly needed, allows owners to prioritize critical items, and reduces the risk of unexpected costs once work begins.

A masonry investigation is a systematic evaluation of a building's masonry envelope to identify deterioration, diagnose its causes, and determine the scope of work needed to address it. It provides the factual basis for informed budgeting and repair planning.

Yes. We clean brick, stone, terra cotta, concrete, and other commercial masonry substrates. We serve commercial buildings across Iowa, Wisconsin, Minnesota, and Illinois and do not perform residential work.