Why do so many homes being sold have cracks in their brick veneer?
It’s because of lack of expansion joints in clay brick or control joints in cement brick.Until builders start incorporating these into the brick veneers of new homes, foundation repair contractors will thrive.
No, I don't care what you say; I'm changing it from three to two!
Today, I looked at two houses with the same inherent construction problem, both attributable to contractor ignorance or amateur construction.
It's called failure to provide a structural ridge "beam" to support a cathedral ceiling (rafter-framed) roof.
In conventional rafter-framed (stick-framed) construction,
the rafters span from birds-mouth cuts bearing on the exterior stud walls up to some board called a "ridge board"---just a board---not a beam!!!
If we remove the critical ceiling joist ties and expect the remaining rafters and non-structural ridge board not to move---we are idiots for not understanding why this doesn't work. In rafter construction, the peak ridge board is simply a convenient faceplate to mate opposing rafters at the ridge/peak from opposite walls during roof construction. The ridge board is not structural...just a convenient component of rafter-framed roof construction.
When we use this common, simple method of roof-frame construction, we must have complimentary ceiling joists connected to the opposing rafters at their base, at their birds-mouth cut bearing on the exterior stud walls, and these ceiling joists continue across the home to the opposite exterior wall and connect to the opposing rafters. The ceiling joists create a critical "structural tie" across the home and prevent the rafters from pushing down and out---spreading the supporting exterior walls.
If we remove the critical ceiling joist ties and expect the remaining rafters and non-structural ridge board not to move---we are idiots for not understanding why this doesn't work
So today, when I saw the consequence of this ignorance at two separate houses --with sagging ridge boards and outward-leaning exterior walls (the gable roofs looked like saddles!) I felt compelled to write this article and bring this important information to everyone's attention.
Moral to the story:
"Ask your contractor to explain the difference between a ridge board and ridge beam. If he says he doesn't understand your question or says there's no difference, tell them you just got an important text from God and must leave now!"
Or, take the four-foot level you used to read outward lean in your great room walls, and bop them across their heads!
Based on my personal experience over the past 32 years of inspecting houses, I would say that differential brick expansion is the most common cause of cracking in brick veneer homes. The second is sag in double-wide garage door steel lintel beams. The third is steel lintel expansion. The fourth is differential foundation settlement and rounding out the list at fifth is reflective cracking.
As I’ve said many times, foundation repair contractors lump all five of these into one category: foundation settlement or foundation failure. This is literally the farthest thing from the truth when talking about cracks in brick veneer homes. We seldom see any differential foundation settlement problems that warrant expensive foundation underpinning repairs!!!
The saddest question I often hear in my engineering inspection practice is, "Buck, I need an engineering inspection of a manufactured home foundation for an FHA loan. The mortgage underwriter wants assurance that the foundation meets their "permanent foundation" guidelines. Can you do this and what is the cost?"
Realtors and others often ask me, "Why are you always harping on and on about cracks in brick veneer, and the questionable practices of the foundation repair business?" Listen, if you could see the unbelievable things I see each and every day in my structural engineering business, you'd understand why I get so riled up about it. I'm not exaggerating when I say I get AT LEAST a half dozen calls a week where I'm being called in to evaluate a problem that was found by a home inspector who stated to his client (homebuyer) that he was not qualified to evaluate or offer professional advice.
I've been asked on several occasions, "How do you know or decide when a structural repair is necessary?" That's a good question. Let's talk about it.
Basically, most of our structural problems in the Huntsville-metro area are related to insufficient use of engineers to develop structural framing plans for large, complicated structures, AND the sole reliance on untrained home builders or framers to build such structures.
Over 70% of structural claims occur four or more years after the sale date of the home. Claims that occur earlier than this are characterized as E.D., and are often a sign of a more severe problem. E.D. claims cost an average of 33% more to repair than the average of all claims. The timing and severity of claims is particularly important to home builders that maintain financial reserves to pay claims.
For a few years now, you've heard me preach about the injustices taking place, daily, in the Huntsville-metro Real Estate marketplace, regarding insecure home inspectors and their foundation repair contractor friends. Well, I want you to come see the house that Buck bought to live in. According to two foundation repair contractors in Huntsville, recommended by the Home Inspector who inspected the home, my house had in excess of $15,000 worth of structural repairs that needed to be made.