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  1. #1
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    Default Is this correct????

    Inspected a brick ranch this morning and in the attic on the gable end the brick was exposed as you can see in the pictures. Roofing paper was bundled up indicating it might have been on that section at one time. It seems that something is missing. The house was built in 1980.

    Jim Murphy

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  2. #2
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    Default Re: Is this correct????

    Sheathing is missing, to which the paper 'would have been' attached, in which case it 'would likely' still be attached to where it was.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
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  3. #3
    Ron Bibler's Avatar
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    Default Re: Is this correct????

    The construction and all load supports of the Birds nest is correct in every way

    Best

    Ron


  4. #4
    A.D. Miller's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by JIM MURPHY View Post
    Inspected a brick ranch this morning and in the attic on the gable end the brick was exposed as you can see in the pictures. Roofing paper was bundled up indicating it might have been on that section at one time. It seems that something is missing. The house was built in 1980.

    Jim Murphy
    Gable framing would be a nice addition . . .


  5. #5
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    Default Re: Is this correct????

    Thanks Jerry, that was my first thought. Correct it or leave it. A HUD inspector will be inspecting the property when the final contract is signed.

    Jim


  6. #6
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    Default Re: Is this correct????

    Jim,

    Another thing which is missing, which I did not think of at first (but should have thought of it with the sheathing), are the brick ties.

    There are apparently no brick ties anchoring the brick veneer to the gable wall. If there were, the felt would not have fallen like that, regardless, though, with no sheathing, the brick ties could not be located as required.

    Without brick ties ... there is the real potential for that gable end to come tumbling down on whatever ... or whoever ... is below it.

    If the gable end does not have brick ties ... oh-oh ... does the rest of the brick veneer have brick ties (or even sheathing)?

    The more I look at those two photos, the scarier it gets (with the exception of - the brick mason sure did a really nice job of cutting the mortar off the back side of the brick, excellent work there) ... for example, the gable end studs are flat-wise with the wall instead of perpendicular to the wall, much less strength (not that it matters much with nothing attached to them) ...

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
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  7. #7
    A.D. Miller's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by Jerry Peck View Post
    Jim,

    Another thing which is missing, which I did not think of at first (but should have thought of it with the sheathing), are the brick ties.

    There are apparently no brick ties anchoring the brick veneer to the gable wall. If there were, the felt would not have fallen like that, regardless, though, with no sheathing, the brick ties could not be located as required.

    Without brick ties ... there is the real potential for that gable end to come tumbling down on whatever ... or whoever ... is below it.

    If the gable end does not have brick ties ... oh-oh ... does the rest of the brick veneer have brick ties (or even sheathing)?

    The more I look at those two photos, the scarier it gets (with the exception of - the brick mason sure did a really nice job of cutting the mortar off the back side of the brick, excellent work there) ... for example, the gable end studs are flat-wise with the wall instead of perpendicular to the wall, much less strength (not that it matters much with nothing attached to them) ...
    JP: Without framing they would need to be floating ties, or equipotentially levitating ties.


  8. #8
    Ron Bibler's Avatar
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    Default Re: Is this correct????

    So we are going to make a repair of the brick veneer from the inside?

    But this time we are going to do all this work from inside the limited access of an attic area. That should be fun

    Should not the brick veneer be removed from the exterior and start the repair from the exterior?


    Best

    Ron


  9. #9
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    Default Re: Is this correct????

    Quote Originally Posted by Ron Bibler View Post
    Should not the brick veneer be removed from the exterior and start the repair from the exterior?

    You betcha, and likely all the way to the brick ledge as there may not be any ties anywhere.

    Of course, though, that would make it easy access to install proper sheathing all the way down and up on that wall, and then a proper WRB, so, maybe it's not such a bad thing after all ...

    (Why did the part of repairing the brick veneer from the inside come from? I must have missed it, or are you referring to that other thread?)

    Jerry Peck, Construction / Litigation Consultant
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  10. #10
    Ron Bibler's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by Jerry Peck View Post
    You betcha, and likely all the way to the brick ledge as there may not be any ties anywhere.

    Of course, though, that would make it easy access to install proper sheathing all the way down and up on that wall, and then a proper WRB, so, maybe it's not such a bad thing after all ...

    (Why did the part of repairing the brick veneer from the inside come from? I must have missed it, or are you referring to that other thread?)

    Replace damaged sheating from inside? That JOE. POSTED.

    Best

    Ron


  11. #11
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    Default Re: Is this correct????

    Jerry,

    Here is a picture on the other side of the house. This window is in the FROG and the FROG has been finished off. Actually they put galvanized roof panels in the ceiling therefore there is no access here. But, as you can see, the lindal is bowing. Looks like the same problem as the other side

    Jim

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  12. #12
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    Default Re: Is this correct????

    You have a lot of mortar cracks and mortar popping going on with that brick work. the lintel has rust condition and is now providing an opening for moisture/rain to enter the wall voids/interior of the home.

    Did you use a moisture meter on the interior walls?

    This could be a mess in the works.

    Best

    Ron


  13. #13
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    Default Re: Is this correct????

    Quote Originally Posted by JIM MURPHY View Post
    This window is in the FROG and the FROG has been finished off.
    Jim,

    I'm drawing a mental blank here ... I may know it, but ... ??? ... what is a FROG ... ??? ...

    Jerry Peck, Construction / Litigation Consultant
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  14. #14
    Ron Bibler's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by Jerry Peck View Post
    Jim,

    I'm drawing a mental blank here ... I may know it, but ... ??? ... what is a FROG ... ??? ...




  15. #15
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    Default Re: Is this correct????

    Quote Originally Posted by Jerry Peck View Post
    Jim,

    I'm drawing a mental blank here ... I may know it, but ... ??? ... what is a FROG ... ??? ...
    JP: Finished Room Over Garage, but I had to look it up


  16. #16
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    Default Re: Is this correct????

    Quote Originally Posted by A.D. Miller View Post
    JP: Finished Room Over Garage, but I had to look it up

    Aaron,

    Thank you.

    I think I now remember someone else using that term here many moons ago and I think I may have asked the same question then too??? So much for my memory on those things.

    Ron,

    No, no, that's a "froggy".

    Jerry Peck, Construction / Litigation Consultant
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  17. #17
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    Default Re: Is this correct????

    Quote Originally Posted by JIM MURPHY View Post
    Here is a picture on the other side of the house. This window is in the FROG and the FROG has been finished off. Actually they put galvanized roof panels in the ceiling therefore there is no access here. But, as you can see, the lindal is bowing. Looks like the same problem as the other side

    Now that I know what a FROG is (thank you, Aaron ... and Ron ), I think you probably do have the same problem there.

    In addition to the main problem, the lintel is rusting excessively, causing it to bow (that it the typical cause, that along with the lintel being undersized).

    Regardless, if that is constructed like the other end, it all needs to come down anyway.

    Ouch! (For the seller.)

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  18. #18
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    Default Re: Is this correct????

    Thanks to all.

    My buyer has been alerted but wanted to know why the house is still standing after 29 years.

    Answer????


    Jim


  19. #19
    A.D. Miller's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by JIM MURPHY View Post
    Thanks to all.

    My buyer has been alerted but wanted to know why the house is still standing after 29 years.

    Answer????


    Jim
    Jim: It was waiting all this time for someone like him to come along?


  20. #20
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    Default Re: Is this correct????

    Quote Originally Posted by JIM MURPHY View Post
    Thanks to all.

    My buyer has been alerted but wanted to know why the house is still standing after 29 years.

    Answer????


    Jim
    The answer to that is another question:

    Why, when winds blow through a forest, do all of the dead trees not fall and why do some of the healthy trees fall instead?

    The answer, my friend, is blowing in the wind.
    YouTube - Bob Dylan Blowin' In the Wind
    YouTube - BOB DYLAN - Blowing in the wind (Madison Square Garden NY 1971)

    Jerry Peck, Construction / Litigation Consultant
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  21. #21
    Ron Bibler's Avatar
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    Default Re: Is this correct????

    Quote Originally Posted by Jerry Peck View Post
    The answer to that is another question:

    Why, when winds blow through a forest, do all of the dead trees not fall and why do some of the healthy trees fall instead?

    The answer, my friend, is blowing in the wind.
    YouTube - Bob Dylan Blowin' In the Wind
    YouTube - BOB DYLAN - Blowing in the wind (Madison Square Garden NY 1971)
    Jerry thats Great

    Jim that house may stand that way for another 50 years of come down? next week

    We have homes and Building like that in the San Francisco area with brick veneer problems. and we have companies that Retro-fit brick faces of building with a fiberglass and strong backing all Engineered to fix these kind of problems.

    Best

    Ron

    Last edited by Ron Bibler; 02-17-2009 at 02:17 PM.

  22. #22
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    Default Re: Is this correct????


  23. #23
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  24. #24
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    Default Re: Is this correct????

    Quote Originally Posted by A.D. Miller View Post
    That is insane. I am not sure why anyone would want to even try that or put that much way on their head.


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