Question:

We've conditionally bought a 25 year old house with an all-brick exterior. During the inspection the inspector noted that in approx a dozen locations above windows, doors, etc there are thin cracks (aprrox 0.5 to 1 mm) in the mortar that run diagonally. Typically these run for about a foot, although the longest (over the garage door) runs for about 3 ft. I couldn't get a straight answer from him about how concerned these should make me. I need to figure out if this is typical of an all brick exterior, or if I should be concerned enough to withdraw my offer. Thanks!

Answer:

First you need to determine if the exterior is brick veneer or solid brick. Brick veneer walls are the most common type of brick walls built in single family homes after 1970. Weep holes should be provided and where weep holes or wicks are noted, the wall is brick veneer. Cracks in brick work may appear for several reasons. Generally speaking, cracks through mortar joints are less serious than cracks through brick or block. Diagonal or step cracking is quite common in homes due to continued settling, increased traffic flow, etc. Providing there is no evidence of the wall being bowed out of plumb (a wall leaning out of plumb by one third of its thickness, measured from top to bottom, may be unsound), these cracks should be repaired and monitored. If you have serious concerns about the structural integrity of the home you should contact a structural engineer.

Answered By: Robert Hill

More Questions & Answers ...