Cracked veneer brick....repairable?

[Roni Litmanovic]

We inspected a residential building that had multiple cracking on brick veneer. About 6 years old. Owners do no want brick replaced. What are the best options to repair these cracked bricks? Thanks,

[Scott Patterson]

Not much can be done with the brick that will not show, a good mason can tuck point the areas but that is about all.

The stucco looks to be more problematic than the brick. No joints at disimilar materials, no weep screed just in the small section I can see.

Did you see any interior wall cracks in the home?

[Lon Henderson]

Not much can be done with the brick that will not show, a good mason can tuck point the areas but that is about all.

The stucco looks to be more problematic than the brick. No joints at disimilar materials, no weep screed just in the small section I can see.

Did you see any interior wall cracks in the home?

Agree, the stucco looks like a bigger issue. Appears to be an improper transition to brick, too.

[Jerry Peck]

Is that real veneer with a 1" air space, or is that adhered veneer which is adhered directly to the substrate behind it.

[Steven Turetsky]

We inspected a residential building that had multiple cracking on brick veneer. About 6 years old. Owners do no want brick replaced. What are the best options to repair these cracked bricks? Thanks,

Before you get into repair, are you comfortable that the wall is stable?

When you say the owners don't want to replace the brick, I assume you mean all of the brick. You could remove/replace the damaged brick only. Other than that you could seal the cracks with some type of grout, but unless you open the cracks I don't believe simply grouting the existing cracks will last.

As mentioned above, there may be more going on than just the brick.

[Dominiclp]

the crack in the brick runs through, into, the stucco. white staining radiating from the top of the brick under the soffit and dirt in the corner are indicative of water escaping in this area. there appears to be a change in plane where the cracks are in the brick. the cause of the cracking, and type of system ie brick masonry cavity wall [veneer] or brick veneer adhered to stucco - must be known before recommendations for the crack repair can be made. a wider shot of the area may be helpful

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the crack in the brick runs through, into, the stucco. white staining radiating from the top of the brick under the soffit and dirt in the corner are indicative of water escaping in this area. there appears to be a change in plane where the cracks are in the brick. the cause of the cracking, and type of system ie brick masonry cavity wall [veneer] or brick veneer adhered to stucco - must be known before recommendations for the crack repair can be made. a wider shot of the area may be helpful

[Peter Louis]

Not much can be done with the brick that will not show, a good mason can tuck point the areas but that is about all.

The stucco looks to be more problematic than the brick. No joints at disimilar materials, no weep screed just in the small section I can see.

Did you see any interior wall cracks in the home?

What Kind of transition joint is supposed to be between brick & stucco on this right way? is a drip screed needed on this overhang section?

[sanjeev supayia]

We inspected a residential building that had multiple cracking on brick veneer. About 6 years old. Owners do no want brick replaced. What are the best options to repair these cracked bricks? Thanks,

Replacing bricks cost lot of money.Repoint the only solution.
SmartChoice Home And Mold Inspections
Brampton Home Inspections Mississauga Home Inspector Toronto - Home (http://www.smartchoicehomeandmold.com)

[Scott Patterson]

What Kind of transition joint is supposed to be between brick & stucco on this right way? is a drip screed needed on this overhang section?

A book you should consider having on y our bookshelf....
All about stucco (http://members.cement.org/ebiz50/ProductCatalog/Product.aspx?ID=256)

[Peter Louis]

A book you should consider having on y our bookshelf....
All about stucco (http://members.cement.org/ebiz50/ProductCatalog/Product.aspx?ID=256)


Thanks Scott: do you have any pictures which can address this kind of joints? Can you post any?

[Roni Litmanovic]

There is no too much cracking on the interior of the building. However, there have been numerous water leak issues which I know have affected the brick veneer. I'm wondering if maybe a flexible, clear polyurethane can seal those cracks to extend their life somewhat....No weep screed found anywhere.

[Roni Litmanovic]

I believe that the veneer is directly installed on stucco. I do not think there is a drainage plane installed behind veneer. This guys want the building waterproofed and repainted but are not too happy about replacing bricks. Attached a few more pictures with more cracking and visible efflorescence. Water is for sure getting behind veneer. What is the best way to transition these materials? Very tropical weather....rains about 8 months out the year. 286642866528666

[Lon Henderson]

Sealing brick like you are talking about sounds like a formula for future disaster. Any water that finds its way behind the brick, and it eventually will, will not end well.

[H.G. Watson, Sr.]

Engineering Study Required- improperly designed (lack thereof), executed & maintained structural building modifications, esp. to 4th/5th+ floor penthouse, (semi-?) occupied roof deck, penthouse overhang addition to balcony and balcony modifications to floors below, drainage, etc.

Lipstick (seal coating) on a Pig (failing or corroding superstructure and veneer ties (steel corrosion expansion) alone will only make worse; failure to flash correctly, improper plane modifications, loading, failing H atop out-of-plane window opening at penthouse addition/enclosure at penthouse, etc. plus uplift & wind area. http://www.inspectionnews.net/home_inspection/attachments/building-envelope-home-inspection-commercial-inspection/28664d1367287533-cracked-veneer-brick-repairable-panoramic-view.jpg

[Scott Patterson]

Thanks Scott: do you have any pictures which can address this kind of joints? Can you post any?

I'm sure I do, I just do not have the time to hunt for them. Sorry....

[H.G. Watson, Sr.]

"About 6 years old"

I do not believe the building ITSELF is merely 6 years old! Perhaps the conversion or modifications of issue are six years old.





"believe that the veneer is directly installed on stucco"

I seriously doubt that "belief".

[Steven Turetsky]

Roni,

You started out with a photo of a single location showing a few bricks and brick to stucco transition, and asked if the cracks could be repaired. Now we are looking at a high rise building with water intrusion and multiple symptoms. My best advice would be to bring in an expert Building Envelope specialist (expert is beyond certified) to survey and evaluate the entire system. Believing what may or may not be is not what that building needs. Everything you mentioned, plus more must be confirmed. Testing and sampling is necessary.

I highly doubt that the owners of that building will remove the entire system and start over, even if that is the best answer. You may find yourself in a situation where alternative solutions may have to be considered. Since there may or may not be more than one contributing factor the task of remediation may be a process.

Sometimes it is cheaper to go first class. Whatever the additional cost of the Building Envelope Inspection costs should save your clients exponentially what they will lose in wasted time, effort and money.

By the way, sealing the system may be part of the final solution. And although compared to total removal and restoration may be a drop in the bucket, it is still not cheap. In my opinion to simply apply sealant on that building without remediation of certain areas will be a waste of time, effort and money.

[Roni Litmanovic]

Steven,

Just to clarify, this building is a residential family building that is 8-9 stories high. It belongs to a family of brothers. Each floor is occupied by one of the members of the family. Anyway, what you see in the pictures is all original design. There have been no modifications whatsoever to the building siding or structure. I am attaching a picture of inside where you can see bricks behind cavity masonry wall drenched in water from a leaking pipe.

Here where we are (Panama) there are no Expert Building Envelope Specialists. Just tons of architects and engineers. Anyone interested in coming down to tropical Panama to take a look at this? I can present proposal to owners and take it from there....

What a disaster......

[Steven Turetsky]

Roni,
I have PM'd you with some current information.

[Mark Reinmiller]

I believe that the veneer is directly installed on stucco. I do not think there is a drainage plane installed behind veneer. This guys want the building waterproofed and repainted but are not too happy about replacing bricks. Attached a few more pictures with more cracking and visible efflorescence. Water is for sure getting behind veneer. What is the best way to transition these materials? Very tropical weather....rains about 8 months out the year. 286642866528666

You should not suggest a repair. You need to understand the cause of the cracks and the type of construction before suggesting a repair. Its hard to tell from the photos, but it appears that corrosion of steel lintels or reinforcing steel in concrete may be a cause. They need further evaluation by a well qualified engineer or architect.

[ROBERT YOUNG]

The main brick veneer field looks in good condition.
It appears the brick veneer under and beside the balconies are subject to moisture intrusion. It appears to be EFIS / Stucco.

I concur with the other colleagues. A masonry company dedicated to this type of mixed veneer installation should be able to provide an qualified assessment. They usually have in-house engineers at the ready.

Best of luck!