SCAFFOLDING: A PRIMER

The first step is to understand the terms as construction professionals employ them.

"Scaffolding is used to go up along a façade to make repairs," explains Stephen Varone, president of Rand Engineering and Architecture. There are two varieties: suspended and supported scaffolding.

Suspended scaffolding hangs off a building by means of cables; the platform is raised and lowered by electrical motor. The edge of the platform that faces the building should be wrapped or padded so it doesn't scrape the masonry. Supported scaffolding, also known as "pipe" or "outrigger" scaffolding, stands by itself.

The enclosure that covers a sidewalk isn't a scaffold at all, but a "shed" or a "bridge," albeit one that people walk beneath.

What kind of scaffolding should be used outside your building? That depends on the condition of the property, the scope of the work and the pace at which it's scheduled to proceed. Generally, suspended scaffolding, which is cheaper, is limited to small-to-moderate jobs.

But because they may put direct stress on walls, an engineer must examine the parapets first. If those are not strong enough, supported scaffolding is the only option.

Note: When soliciting bids for projects that entail scaffolding and sheds, boards should insist that these costs be broken out, so directors can compare apples to apples and eliminate any proposal that carries a suspiciously low price tag.

Accidents Happen

Money shouldn't be your only consideration, though. Although many contractors have in-house scaffolding teams, others sub out some or all of this work, and you need to confirm which crew is doing what and whether they are qualified to do it. Dangerous practices aren't uncommon: The New York State Trial Lawyers Association reviewed every construction site inspection conducted by the U.S. Occupational Safety and Health Administration (OSHA) in the state in 2003. The majority of the sites had significant safety violations.

Lapses were worse in New York City and at elevated heights, including scaffolds. A second study of statistics compiled by OSHA found that since 2001, in two out of three New York City construction accidents in which a worker died or at least three workers were hospitalized, the victims were immigrants. (All of the dead and injured at 261 Park Avenue South were immigrants; most of them were undocumented.) Scaffolding firms with a penchant for hiring illegal aliens may simply dissolve after an accident and then reorganize under a new name.

Unscrupulous operators may take advantage of you in other ways, too. Pinette Housing Corp., a 25-unit cooperative in Brooklyn Heights, had its first bridge installed overnight, after the co-op's agent at its management firm, since replaced, notified the directors of a dangerous condition that required immediate attention. The problem (ostensibly reported to the police): heavy icicles dangling from the eaves. The management firm directed Pinette to a company that put up 70 linear feet of shed for $14,000, which included three months' rent. Thereafter, the scaffolding company wanted to charge monthly rent equal to 7.5 percent of the installation costs.

That proved to be a rip-off. Pinette soon learned that typical rentals range from 3.5 percent to 6 percent, and so the co-op negotiated that fee down to 5.5 percent for eight months before lining up another company in time for its restoration project.

Pinette belatedly realized that its former managing agent was in cahoots with the owner of the scaffolding firm. To avoid situations like this, it's important to request references and find out how long a company has operated under its current name. You should also get proof of insurance — consult your lawyer, management firm, and insurance agent about the amount of coverage — and check licenses and permits required by the city.

The Red Tape of Courage

Admittedly, that's easier said than done. A bewildering assortment of regulations governs scaffolding and sheds in New York City. For example, no permits are needed for suspended scaffolding. But the platform itself must be hung and used under the supervision of a licensed rigger. "Ask to see the license," suggests Peter Demb, senior architect at Rand. "It has the rigger's picture on it."

A hanging scaffold supported by an outrigger beam must be filed with the Department of Buildings' cranes and derricks division before work begins. Furthermore, no one —whether engineer, architect or tradesperson — is supposed to set foot on the platform without completing a training program approved by the DOB. Graduates of these programs receive cards, which they must show to employers.