Life...Fun and Kentucky Real Estate

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"Crack House," or----She'll be comin' round the corner when she comes!

What is up with that crack???

Living in the South we see plenty of homes that have cracks in foundation or brick veneer.

Many times as I walk around a home with clients we ponder why there are cracks and the cause. FHA now has a 203K loan to help buyers that wish to purchase property that might have a few structure flaws. Some cracks are easier to fix than others.

The story below actually is a show and tell from Charles Buell of what happens to the house in some cases when a crack begins and really causes damage. This crack would be costly!

    Figuring out cracks in brick veneer usually fits one of several possibilities.  During my first walk around the exterior of this home, I noticed a fairly typical diagonal crack running from the base of the chimney upward at about a 30 degree angle.  When we find such a crack, we usually look for a corresponding crack.  In this case I expected to find another crack (or cracks) somewhere along the same side of the house. When the plane of the brick work is broken up by windows, steps in the foundation and areas of different kinds of siding, there are weak points that are likely points of cracking.

     This first picture shows the location of the crack highlighted in red.

Crack in brick veneer

     Here is a close-up of the area showing the obvious crack.

Detail of crack in brick veneer

     From a distance, there really was not a whole lot jumping out at me to explain this crack.  No visible cracks in the foundation----no gaping separations anywhere.  One thing is for sure in this scenario:  "She'll be comin' round the corner when she comes."  As I rounded the corner to the back of the house (to the right in the picture), this is what I saw.

Corresponding crack around the corner

“Hecka-crack”

     So now we have to go back to the side view to help with the explanation.

     In this picture if we make point “A” stationary and the entire foundation settles along its length to point “B,” it allows all of the brick veneer to move together as a unit without any other cracks forming----except at the pivot point “A.” 

A picture of settlement

     In this case the crack that develops at point “A” had a corresponding crack on the side of the house around the corner----and in this case it was where the foundation was weakened at the door to the basement.  Doorways cut through foundations are a very common “breaking point”----as are windows and step-ups in the foundation.  These kinds of corresponding cracks result in not only foundation settlement but tilting of the foundation----as is evidenced in this case by the brick pulling away at the top at point “C.” 

Tilting foundation settlement

     This is a little unusual because the brick usually stays adhered to the wood framing creating long horizontal cracks more or less parallel to the settling foundation.  In older homes, the brick ties that hold the brick to the wood structure pull out of the deteriorating mortar when put under this kind of stress.  In this case the whole façade of brick is vulnerable to falling off the side of the home under the right seismic conditions.

     This more or less patchable crack at point “A” has now become a fairly major structural repair involving stabilizing the foundation and redoing the brick veneer.

 

Charles Buell

 

 

 

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Comment balloon 6 commentsLizette Fitzpatrick • March 21 2009 04:03PM

Comments

That shows that all houses are not all they are cracked up to be. Right?

Posted by Associate Broker Falmouth MA Cape Cod Heath Coker, Heath Coker Robert Paul Properties Falmouth MA (http://www.CapeGroup.com & http://www.REindex.com) over 9 years ago

Heath - You are exactly right!

Posted by Lizette Fitzpatrick, Lizette Realty,Lexington KY MLS - Kentucky Homes - (Lizette Realty - Lexington KY - Richmond KY) over 9 years ago

Wow, that was quite an education.  Good use of the reblog for education purposes.

Posted by Lola Audu, Audu Real Estate~Grand Rapids, MI ~Welcome Home! (Lola Audu~Audu Real Estate~Grand Rapids, MI Real Estate) over 9 years ago

Lizette,

This just goes to show that there is more to a crack than just the crack itself.  All the more reason to have a building inspection.

Posted by Don Rogers, Realtor, Broker, CDPE, GRI, OnullFallon MO & St Charles County MO homes (Keller Williams Realty Chesterfield) over 9 years ago

Lola - Since I write my weelky newsletter I am always looking for content. This was something that came up while touring homes a few days ago. I felt like all myclients might like to see Charles Buell's great picture story.

Don - I have even had a structrual engineer come take a look if FHA requires it.

Posted by Lizette Fitzpatrick, Lizette Realty,Lexington KY MLS - Kentucky Homes - (Lizette Realty - Lexington KY - Richmond KY) over 9 years ago

Lizette,

If you have a client with this situation in their house, there is a solution.

Helical piers work well, not only to stabilize the foundation, but to lift it back up, too.

 

Posted by Andrew Haslett, Heartland of Kentuckynulls, Best Home Inspector (Van Warren Home Inspections, NAHI CRI) over 9 years ago

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