Vertical cracking in bricks/mortar
- Thread starter CPK
- Start date
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Thanks all for the advice, it's reassuring that a number of contributors are pointing to the same cause.
One final question... What should we do to sort the issue, prevent damp and possibly stop them developing further? Does it need a special sealant injecting in the crack? Is it worth replacing the affected bricks or will it happen again?
One final question... What should we do to sort the issue, prevent damp and possibly stop them developing further? Does it need a special sealant injecting in the crack? Is it worth replacing the affected bricks or will it happen again?
CPK, good evening again.
Assuming it is thermal cracking, what can be done to rectify it and stop it getting worse?[/QUOTE]
Short answer is not a lot? whether the crack reduces or remains static is in effect up to the wall and the temperatures prevailing.
There is no way of predicting what the wall will do.
If the crack remains, [and it will] some wet behind the ears "Valuation Surveyor" [Spit-Spit] if / as / when you come to sell the property will simply run for the hills screaming SUBSIDENCE! ! !
Suggest if you purchase the property you do not try to directly repair the bricks it will only draw attention to the fact that there are very, very minor cracks in the bricks.
It would be of interest to see what your RICS surveyor has to say?
As an aside?? you may be in a position to negociate a reduction in the price being asked for the property because of the "Defect"???
Ken
Assuming it is thermal cracking, what can be done to rectify it and stop it getting worse?[/QUOTE]
Short answer is not a lot? whether the crack reduces or remains static is in effect up to the wall and the temperatures prevailing.
There is no way of predicting what the wall will do.
If the crack remains, [and it will] some wet behind the ears "Valuation Surveyor" [Spit-Spit] if / as / when you come to sell the property will simply run for the hills screaming SUBSIDENCE! ! !
Suggest if you purchase the property you do not try to directly repair the bricks it will only draw attention to the fact that there are very, very minor cracks in the bricks.
It would be of interest to see what your RICS surveyor has to say?
As an aside?? you may be in a position to negociate a reduction in the price being asked for the property because of the "Defect"???
Ken
Assuming it is a thermal expansion crack and the wall is more than 10 - 12 metres long it will just keep recurring. The only way to prevent it is to cut a vertical movement joint approximately half way along the wall. Cut out and replace all the cracked bricks on that corner and that should be an end to it.
If it is an expansion crack due to change in moisture content of new clay bricks the movement might have stopped by now in which case you might just get away with repairing the damaged brickwork.
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Quick update, the Surveyor didn't spot one of the cracks (first couple of pics) but did the one with the white bricks. Is this a belt and braces approach?
To the rear left hand side of the garden room rear elevation, brickwork has suffered
from vertical cracking on the outer face and to the right hand elevation return. The ground in this
immediate area shows signs of saturation and efflorescence is present to the faces of
bricks confirming high levels of water in this area. The brickwork settlement is thought
to be a result or mortar washing and possible ground settlement due to water
saturation. It is therefore recommended that the cracked bricks be removed and
renewed and a series of Helifix ties be installed within the new brickwork to reduce
further movement in this area.
To the rear left hand side of the garden room rear elevation, brickwork has suffered
from vertical cracking on the outer face and to the right hand elevation return. The ground in this
immediate area shows signs of saturation and efflorescence is present to the faces of
bricks confirming high levels of water in this area. The brickwork settlement is thought
to be a result or mortar washing and possible ground settlement due to water
saturation. It is therefore recommended that the cracked bricks be removed and
renewed and a series of Helifix ties be installed within the new brickwork to reduce
further movement in this area.
CPK, good evening.
I smell a Surveyor who is watching his / her back and has one eye on his / her P/I Insurance?
Mortar washing???
[Possible] settlement?? where in the UK do you stay?
Remove and replace [some] bricks? visible forevermore, leading to future Valuation Surveyors screaming Subsidence, as previous post?
The only way to determine subsidence is to undertake a level monitoring exercise?
Lets see what else turns up on the board??
Ken.
I smell a Surveyor who is watching his / her back and has one eye on his / her P/I Insurance?
Mortar washing???
[Possible] settlement?? where in the UK do you stay?
Remove and replace [some] bricks? visible forevermore, leading to future Valuation Surveyors screaming Subsidence, as previous post?
The only way to determine subsidence is to undertake a level monitoring exercise?
Lets see what else turns up on the board??
Ken.
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