Stairstep cracks in bricks

[Mach1]

I have had some stair step cracks in my bricks for quite some time and they appear to be getting worse, what are my options to fix this? It's only on one side of my house on the longest continuous side of bricks.

[talisman]

Assuming it is just brick repair you need (is that a possible foundation issue?) here's the number of the guy that just fixed my fireplace after having the gas line replaced. His name is Paul, he is an older gentleman that just does masonry work on the side. I was very satisfied with both his work, and the guy was super friendly as well. 817-253-8545 He is local to Arlington.

[black2002ls]

I would have it checked out for a foundation issue. A structural engineer would be best, but you are looking at $500. A foundation company will usually give a free estimate, but keep in mind, they are in the business of selling their product.

They look like pretty big gaps to just be a brick issue. All of the mortar appears to still be there.

[Mike K]

I would have it checked out for a foundation issue. A structural engineer would be best, but you are looking at $500. A foundation company will usually give a free estimate, but keep in mind, they are in the business of selling their product.

I agree. If you want a structural engineer to look at it that doesn't have any financial gain from pushing you toward foundation repairs, then I would contact Isbon Engineering (http://www.isbon.com). If I remember right, it was $300 for the inspection and his recommendation of repairs. He is located in Arlington, but doesn't have a problem covering the whole metroplex - I'm in Sachse.

For what it's worth, I also had Olshan and Abacus foundation companies come out. Abacus's repair plan matched Dave Isbon's plan almost identically while Olshan wanted nearly double the repairs and triple the cost, but they conveniently offered financing.

[black2002ls]

I agree. If you want a structural engineer to look at it that doesn't have any financial gain from pushing you toward foundation repairs, then I would contact Isbon Engineering (http://www.isbon.com). If I remember right, it was $300 for the inspection and his recommendation of repairs. He is located in Arlington, but doesn't have a problem covering the whole metroplex - I'm in Sachse.

For what it's worth, I also had Olshan and Abacus foundation companies come out. Abacus's repair plan matched Dave Isbon's plan almost identically while Olshan wanted nearly double the repairs and triple the cost, but they conveniently offered financing.

Did you have repairs/piers done? If so, do you mind sharing the quantity, cost, and type of foundation?

I am probably going to need mine piered in the near future

[Mach1]

Thanks for the good info guys

[miketyler]

That doesn't look like minor settling to me. Where I have seen settling appear is mostly near the corner of windows or door openings in the brick and usually doesn't grow much once the gap is large enough to be noticed. Those running parallel like yours suggest to me a drop in elevation.

I used Abacus on our rent house and was pretty pleased. IIRC it came in around $600/pier one of which had to be accessed going thru the driveway. Most all of the foundation companies will come out and check elevations for you and will consult with an engineer (on staff or outsource) on the repair scenario. At your option they will prob recommend leak test on plumbing before and after to ensure no damage is done during the lift.

[juiceweezl]

Show a picture of the rest of the wall from further out. What year was the house built in, and who built it if it was a big builder? Keep in mind that brick is a veneer and not structural. Mortar is stiff though, so it will crack over time. My guess is that your foundation is fine, and that the house doesn't have enough bracing. The slight movement translates to all of that cracking. I have some at my house too around the garage where there are large openings.

[95DRGT]

I have a similar crack on side of my garage- no foundation issues just a normal setting for a 30yr house

[Binky]

I had Isbon come out and give me a report on our house. Was $350 and he was able to provide a great and comprehensive report. Highly recommended. We sent his report to different firms and had them quote out based on his report. A licensed struc engineer report trumps all the "sales" pitches from the different companies as they aren't licensed. Best equalizer ever, saved us thousands.

First thing to realize is a concrete slab flexes ALOT on Texas soil. The soil shrinks and expands due to soil moisture, especially the expanding clay soil we have in N texas. If you aren't watering your foundation in order to keep it normalized, then you'll have these issues.

Do you have a tree where the canopy goes over the house? Tree roots are shallow and will spread up to and even 50% beyond the canopy diameter. We have a 30yr old oak in the front 10 ft from the foundation, but the canopy goes well over half the house. That tree drinks an enormous amount of water from the soil, we couldn't hope to water enough to compensate. No moisture, the soil shrunk and the house sunk on that side.

We put in 12 pressed pile piers on 2 sides of the house to correct the slope and prevent future dropping. Thankfully the stratum was only 4ft below - some places its over 30 ft below the surface before you hit rock. We would've gone with steel piers if that was the case.

[black2002ls]

I had Isbon come out and give me a report on our house. Was $350 and he was able to provide a great and comprehensive report. Highly recommended. We sent his report to different firms and had them quote out based on his report. A licensed struc engineer report trumps all the "sales" pitches from the different companies as they aren't licensed. Best equalizer ever, saved us thousands.

First thing to realize is a concrete slab flexes ALOT on Texas soil. The soil shrinks and expands due to soil moisture, especially the expanding clay soil we have in N texas. If you aren't watering your foundation in order to keep it normalized, then you'll have these issues.

Do you have a tree where the canopy goes over the house? Tree roots are shallow and will spread up to and even 50% beyond the canopy diameter. We have a 30yr old oak in the front 10 ft from the foundation, but the canopy goes well over half the house. That tree drinks an enormous amount of water from the soil, we couldn't hope to water enough to compensate. No moisture, the soil shrunk and the house sunk on that side.

We put in 12 pressed pile piers on 2 sides of the house to correct the slope and prevent future dropping. Thankfully the stratum was only 4ft below - some places its over 30 ft below the surface before you hit rock. We would've gone with steel piers if that was the case.

Excellent information. These are the exact things we tell our home owners when they suspect foundation issues. Can you PM me Isbon's information? I need to get elevations shot on my house soon.

[Binky]

Office phone 817-794-0770
Website: www.isbon.com