This building, constructed in 1927, saw several minor repair programs over the past 80 years.  Unfortunately these repairs were executed improperly or without understanding of the cause of the deterioration evidenced in the facade.  By the time we began working on the building much of the terra cotta ornament evidenced serious cracks, nearly 60 percent of the lintels were deflecting, and the masonry showed full height cracks at both sides of nearly every corner.  Surprisingly, the majority of the structural steel above grade remains in excellent condition, with only three spandrel beams corroded to failure.  Below grade however, we are currently proceeding with repairs to thirteen severely deteriorated perimeter columns.  Because of the building’s age, material types, and its location within a proposed historic district, all repairs, when possible, are being made in place and all replacements are being made in kind.  Over the past seven months we have restored the majority of the facades, with work at the first two floors and at one secondary facade still under way.  After completion of the facade work, we will begin replacing the roof and hopefully further developing the window replacement program we started last summer.