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Wall cracks, garage conversion.

Discussion in 'Building' started by 62945835, 22 May 2020.

  1. 62945835

    62945835

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    Hi all

    Please see photos

    Thinking of converting garage to bedroom and started exposing brickwork to have a look at the cracks.

    Brick wall on the right is single and the brick wall on the left is double (external). This is a 1930s property.
    Now at what point do those cracks become a concern? How big do they have to be? Is it worth doing anything with them or will they be ok for garage conversion?

    Regards
     

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  3. johnny2007

    johnny2007

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    Remove the plaster so you'll know how bad it is.
    Frankly, looking at the pictures it's not bad, but needs investigating.
     
  4. 62945835

    62945835

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    Thanks Johnny, i will remove the plaster to have a better look.
    Looking at this last photo the crack seems to go all the way up.

    IMG_20200523_080457.jpg
     
  5. 62945835

    62945835

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    Brickwork now exposed.

    Crack on wall to the right side seems to divert towards external wall on the left. Also exposed the bricks on the left external wall which seem to have bigger cracks as it leads to the window.

    IMG_20200523_103305.jpg IMG_20200523_103340.jpg IMG_20200523_103350.jpg View attachment 193365 IMG_20200523_111555.jpg IMG_20200523_111600.jpg View attachment 193368
     
  6. johnny2007

    johnny2007

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    Cracks under the window are easily dealt with.
    The one in the corner is due to bricks being laid wrongly, vertical joints too close.
    Personally if the wall is solid and hasn't moved for years, i would brace the cracks with stainless steel and plaster over.
     
  7. 62945835

    62945835

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    Thanks Johnny

    Not sure how long cracks have not moved for as have only been in the property for 1 year.
    In simple non builder terms what do you mean by brace the cracks with stainless steel and plaster over? I googled and found HeliBar which is a helical stainless steel reinforcing bar, is that what you mean?
     
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  9. johnny2007

    johnny2007

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    For under windows yes.
    Also for corners, although I would also brace it with rigid corner straps.
    corner_diagram.jpg
     
  10. KenGMac

    KenGMac

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    Are there any indications of external cracks?

    As for "stabilisation" go with any of the "Helifix" products, they all work, very well and there are several different systems for all sorts of cracks, i have specified most of them at one time or another.

    Consider insulating the external wall on the internal side? if you have the space?

    if plastering, apply stainless steel mesh over the cracks and plaster over?

    Ken.
     
  11. 62945835

    62945835

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    There doesn't seem to be any external cracks on the the rendering.

    Yes my plan is to hopefully dpc/batten and 50mm insulation inside the external wall. Also cut a doorway where i have now exposed the brickwork on the right hand side wall as it leads to the kitchen.
     
  12. KenGMac

    KenGMac

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    If there are no external cracks showing, then it is safe to say that the crack is probably old and is not presently moving, just keep an eye on it.

    Ken.
     
  13. 62945835

    62945835

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    Brickwall under window now exposed.
    I have a feeling the outside is probably the same but it looks ok as its rendered.

    So should i put 3 helibars underneath the window at say 4-5 bricks apart?
    Also put 1 helibar at the top of the right hand side wall where the door will be with bracket either side of wall?

    Thanks
     
  14. DIYnot Local

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