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 Loose or Cracked Brick Building Walls - Diagnosis & Repair Guide
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
Loose brick veneer walls on buildings: this article explains the difference between structural brick walls and brick (or stone) veneer walls. We explain how to recognize, diagnose, & evaluate movement and cracks in brick walls and how to distinguish between this type of brick wall bowing or bulging and cracking failures. Our page top photo shows a brick veneer wall undergoing demolition in Newburgh, NY - providing a view of several structural features: metal corrugated strips nailed to the building sheathing to hold the veneer wall to the structure, and a projection in the masonry foundation to serve as a support for the veneer. The remains of veneer wall bottom flashing are also visible.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
How to Identify Brick Veneer Walls versus Structural Brick Walls
 Types of foundation cracks, crack patterns, differences in the meaning of cracks in different foundation materials, site conditions, building history,
and other evidence of building movement and damage are described to
assist in recognizing foundation defects and to help the inspector separate cosmetic or low-risk conditions from
those likely to be important and potentially costly to repair.
Readers of the article series BRICK FOUNDATIONS & WALLS should see these detailed articles on brick veneer walls and brick structural walls: BRICK STRUCTURAL WALL Loose Bulged and BRICK VENEER WALL Loose, Bulged and BRICK WALL DRAINAGE WEEP HOLES and also BRICK WALL THERMAL EXPANSION CRACKS. Also see this close companion article: FOUNDATION CRACK EVALUATION which discusses in detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and location. For stone wall or stone veneer wall onstruction, diganosis, repair advice see STONE FOUNDATIONS and STONE VENEER WALLS
Damage to brick veneer walls - cracks, bulges, loose brick. Cracks & Movement in Loose Brick Veneer Walls - Support Issues?
Brick Wall Type Definitions: start by comparing structural brick to brick veneer walls
Definition of structural brick walls
A structural brick wall is built to actually support the building floors and roof. At a minimum a structural brick wall is comprised of at least two wythes of brick bonded together by bricks placed crosswise in the wall or by metal fasteners. The wythes of brick are separated by an air space both for wall width dimensioning and for drainage (brick masonry cavity walls). We illustrate the properties of structural brick walls below at Structural Brick Wall Construction Details.
A "structural brick wall" is one that contributes to the support of the structure. Its multiple brick wythes give width and strength to the wall and are usually separated by an air space of about an inch to form a thicker, more dry wall. The wythes are tied or joined together at intervals by bond courses of brick laid across the wythes to connect them, or by steel fasteners or wire mesh or other means. Some structural masonry walls may be faced with brick (a brick veneer) that actually covers masonry block, stone, or even structural clay products.
Definition of veneer walls
A veneer wall of brick or stone is not a supporting structure. Rather it's a brick (or stone) "skin" or brick facing that is secured to the building (anchored brick veneer on wood frame construction) to give the appearance of a brick or stone building.
Definition of brick veneer: A brick veneer is a single wythe of masonry for facing purposes, not considered as contributing to the structural value of the wall or surface. - Masonry Design Manual. In fact, the structure must be able to carry the weight of the veneer. We illustrate the construction properties of brick veneer walls just below, beginning at Brick Veneer Wall Construction Details
Definition of wythe or brick wythe
- Each continuous vertical section of masonry one unit in thickness
- The thickness of masaonry separating flues in a chimney - Masonry Design Manual
If you look at a brick masonry wall, one brick thickness of the wall is one wythe. A brick veneer wall constructed using full-dimension bricks will be one brick wythe in thickness (of the veneer). The total wall thickness will include the veneer wythe plus the thickness of the wall structure itself.
Brick Veneer Wall Construction Details
How are Brick (or Stone) Veneer Walls Usually Supported?
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Carson Dunlop Associates sketch (wall detail at far left) illustrates the usual manner in which a brick veneer wall is supported at the wall bottom.
On occasion we find an "add-on" brick veneer supported by a steel lintel bolted to the building structural wall bottom. In addition to a foundation ledge or projection to carry the weight of the brick veneer wall, the veneer wall is secured to the building structure. |
The traditional device used to secure brick or stone veneers to a building structure is the brick veneer tie: a corrugated metal strip shown nailed to the wall of the building undergoing demolition (below left) and in close-up, at below-right. The veneer wall tie sample was provided by Tom Tamlyn, a residential building products manufacturer.
Fake Bond Courses - Faux-Bonds for Appearance
Our photos (Below) show two very different cases: at left we see what looks like it might be a structural brick wall - to the left of the chimney where we see "bond courses" in the brickwork.
But wait! What's going on to the right of the chimney - there are no bond courses. Actually the wall at right was a brick veneer structure.
Bricks were applied over a concrete block building wall. The owner-builder, a mason himself, used "faux" bond courses in the some of the walls of his home - for aesthetic reasons.
By contrast, the brick walls in our collapsing brick structure (below right) included bond courses but could not tolerate a foundation collapse below nor frost damage from roof leaks from above. At BRICK FOUNDATIONS & WALLS we describe the collapse of the structural brick walled building shown at right.
Other Brick Veneer Wall and Brick Wall Panel Systems: Thin Brick Veneers & Engineered Brick Panel Systems
Other brick veneer walls include thin brick systems, a lightweight brick masaonry veneer that is attached to (or "hung on") commercial buildings and some residential structures, and engineered metal panel systems such as Ambrico's "Thin Brick" lightweight masonry veneer panels and Ambrico's EZ-Wall system that supports thin brick affixed to engineered panels using mastic.
Synonyms for thin brick veneers are faux brick, facing brick, veneer brick, and (not so nice), "fake brick". Thin bricks that are glued to a panel or directly to a wall are referred to as adhered veneer.
Thin brick veneer wall products including prefabricated brick panels (e.g. by Sanford Contracting) may be made from clay, gravel and cement and may include recycled building materials.
Engineered brick wall panels are systems that attach pre-fabricated brick panels to the building structure or frame. They are not part of the supporting structure.
Cracks & Movement in Loose Brick Veneer Walls - Support Issues?
Question: What is Causing These Brick Veneer Wall Cracks & How Do I Fix Them?
I am making an offer to a townhouse, concerned about a small crack on the front corner of the house. This is an end unit, built in 2001, front facing south-east, the side facing west. I am attaching some photographs.
I am wondering if you can help me figure out what the problem is from what you can see in the photographs., how serious it is, and how to fix it. - B.O.
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Reply: Check for Loose Brick Veneer Facing & Check the Veneer Support and Building Structure
A competent onsite inspection by an expert usually finds additional clues that help accurately diagnose a problem. That said, here are some things to consider:
Our view of what's going on with this building is very limited and surely an onsite inspection will provide other clues, but in your photo (above) we can see a typical hairline crack at the juncture of veneer to the structure.
Watch out: While the reader's photo (above) is certainly a brick veneer picture taken from the corner of the home, it is indeed important first to be sure you have correctly identified the type of brick structure. That's because cracks and bulges in structural brick walls can indicate extremely dangerous conditions, including the risk of catastrophic building collapse.
How to Evaluate Cracks in Brick Veneer Walls
Now back to some questions about the reader's brick veneer:
Is this a wood frame building with brick veneer or masonry (block) with brick veneer?
Cracks are common at the end of a brick veneer wall that was built only [typically] on the front of a residential building or one-family home.
Below we provide two more photos of more serious brick veneer wall cracking - movement or separation from the building. The brick veneer shown in our photos [below] was bulged and loose, separating from the building. It may be possible to repair this veneer wall using special fasteners.
We see a range of cracks and signs of movement, from trivial cracking that is probably just due to differences in the thermal expansion rates of brick, concrete, and the wood-framed wall to which the veneer was (hopefully) attached, to more serious 1/8" to 1/2" wide cracks when the veneer wall is actually loose and in danger of collapsing.
Hairline cracks at the building corner might not be serious enough to leap into action.
Inspect The Loose Brick Veneer Wall More Carefully
 Our sketch at left, courtesy of Carson Dunlop Associates, shows how brick veneer walls are attached to the building structure.
Here are a some of things to look for when evaluating a possibly-loose brick or stone veneer wall on a single-family home
- Can you move the veneer facing at all by pushing on it? if so it's loose and repairs will be needed
- Is the brick veneer facing properly supported? Typically the veneer rests on a projecting masonry ledge of the foundation or (less durable) on a projecting steel angle iron or plate that was bolted to the building rim joist or sill plate.
- While you're down there at the bottom of the brick veneer wall, take a look for weep openings - frost behind a wall can also lead to movement and cracking, but we have to admit that many such walls were built without this recommended drainage.
- Are there long brick veneer walls without expansion joints? Thermal expansion movement cracking could be a serious problem on larger buildings or on long brick walls - see Thermal Expansion Cracking in Brick for more about brick veneers and types of veneer damage.
- Are there any signs of wall movement from inside - cracks, bulges ?
- Is there access to a basement below this wall - if so inspect the sills for rot or insect damage
You should not buy a home without having a pre-purchase home inspection by a trained and experienced professional. S/he should be able to form an opinion about the condition of the brick veneer on the townhouse and doubtless will have other findings that you'll consider important when planning to buy or maintain the home.
Understanding Bulged or Bowed Brick Veneer Walls
Bulged or Bowed Brick Veneer Wall
In understanding a bulged brick wall, if we don't know if the bulging (or loose or cracking for that matter) is in a structural wall or a veneer wall, we cannot understand the degree of risk involved.
A brick veneer collapse can be dangerous: bricks can fall on people nearby causing serious injury or worse. But a loose or even falling brick veneer - alone - is not the same level of risk as the potential collapse of an entire building!
Our sketch at left, courtesy of Carson Dunlop Associates, shows what happens when a brick veneer wall becomes bulged |
Structural Brick Wall Construction Details
Bond Courses Identify Structural Brick Walls - often
Bond courses tie together the multiple wythes of bricks that form a structural brick wall. You can spot a bond course by noticing the "ends" of bricks rather than the longer "stretcher" courses of brick. Those ends show (usually) that bricks were placed in the wall across the wythes of brick that comprise a structural brick wall.
In our photo of a structural brick wall in a pre-1900 building in Hudson, NY (below right) you can see the bond courses - those "ends of bricks" seen in every fifth course.
Understanding Bulged or Bowed Structural Brick Walls: Collapse Hazards
Our sketch (below left), courtesy of Carson Dunlop Associates, shows what happens when a brick structural wall becomes bulged. This is an extremely dangerous condition threatening sudden and catastrophic building collapse.
At BRICK FOUNDATION & WALL DEFECTS where we list types of brick wall and foundation defects, we illustrate cases of structural brick wall or foundation collapse. As we point out in that article,
Watch out: Any movement in a structural brick wall which risks having
broken the bond courses in the wall, and any movement in a brick veneer wall which has broken or loosened
the connections between the veneer to the underlying structure are potentially dangerous and risk collapsing masonry!
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Watch out: some structural brick walls may not show bond courses - the wythes of brick may have been tied together using steel wire or other fasteners. |
Also see FOUNDATION CRACK EVALUATION which discusses in detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and location.
Examples of Water & Frost Damage to Brick Walls
See Examples of Water & Frost Damage to Brick Walls
Methods of Repair of Brick Walls on Buildings, Structural vs Veneer
Repairs / Reinforcement of Structural Brick Walls: Connectors, Special Fasteners
The drawing at left, from Carson Dunlop Associates, shows how a structural brick wall may be reinforced laterally using a steel tie rod. In our photo of an antique building in Hudson, NY (below right) those three "stars" shown above the three windows of the second floor are probably functioning as giant "washers" securing a front-to-back anchor that secures the front wall of this structure against bulging or movement, possibly also securing the floor structure inside as you can see in the sketch at left.
Repair of Brick Veneer Walls
The brick veneer wall shown in our photos (below) was rebuilt after a partial collapse. You can see some of the original veneer bricks on the ground.
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- A brick veneer wall that is extensively damaged, bulged, loose and collapsing will probably need to be removed and rebuilt.
- Other loose brick veneer walls that are not bulged or badly damaged but are poorly supported on the building structure can sometimes be repaired using special fasteners (e.g. Fero Engineered Masonry Connectors)that mount through mortar joints and connect to the building structure behind.
- Restoration ties & connectors for masonry wall or veneer repairs:
- Hohmann & Barnard, Inc, produces a huge range of strucural ties and anchors, including for masonry repair and restoration, stone anchors, rebar ositioners, [Wing Nut 2-Seal™ Tie, wing nut veneer anchor seals air barriers], Offices in 8 U.S. cities, including H&B New York
30 Rasons Court,
Hauppauge, NY 11788
(P) 631-234-0600,
(F) 631-234-0683,
Toll: 800-645-0616, Website: www.h-b.com
Take a look at Thermal Expansion Cracking in Brick for more about brick veneers and types of veneer damage.
Frequently Asked Questions (FAQs) about loose or moving brick veneer walls on buildings
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
 Carson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' provides:
- Commercial Building Inspection Courses - protocol ASTM Standard E 2018-08 for Property Condition Assessments
- Home Inspection Education Courses including home study & live classes at eleven colleges & universities.
- Home Inspection Education Home Study Courses - ASHI@Home Training 10-course program.
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on these courses: Enter INSPECTAHITP in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference Book, a reference & inspection report product for building owners & inspectors.
Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference eBook, an electronic version for PCs, the iPad, iPhone, & Android smart phones.
Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter inspectaehrb in the order payment page "Promo/Redemption" space.
- The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors.
Special Offer: For a 5% discount on any number of copies of the Illustrated Home purchased as a single order Enter INSPECTAILL in the order payment page "Promo/Redemption" space.
- The Horizon Software System manages business operations,scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones.
- Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles
- Ambrico, American Brick Company, (Produces EZ-Wall® Engineered Thin Brick System), 12901 Stephens Road, Warren MI 48089Tel: 866-663-6898, Email: info@ambrico.com
- Brick Development Association, The Building Centre, 26 Store Street, London, WC1E 7BT, England, U.K., Tel: 020 7323 7030, Email: brick@brick.org.uk
- Brick Industry Association, 1850 Centennial Park Drive, Suite 301, Reston, VA 20191
Phone: 703.620.0010 Fax: 703.620.3928.
- Canada Masonry Centre, 360 Superior Blvd., Mississauga ON Canada L5T 2N7. Tel: (905) 564-6622. Offers the CMCA Textbook of Canadian Masonry.
- Fero Engineered Masonry Connectors & Accessories, FERO Corporation, 15305 - 117th Ave., Edmonton, Alberta T5M 3X4
Canada, Tel: (780) 455-5098. Fero produces brick veneer fasteners, rubble veneer fasteners, thin stone veneer connectors, and the FAST bracket.
- Masonry Design Manual, James E. Amrhein & Walter L. Dickey, Civil & Structural Engineers, Masonry Industry Advancement Committee, Masonry Institure of America, ASIN B0006XMFZE
- Sanford Contracting, Inc., (produces thin masonry veneers and engineered brick panels), Sanford Contracting Inc.,
1400 Iron Horse Industrial Park, North Billerica, Massachusetts 01862-1612, Tel: 978-663-0200 Email: tsanford@SanfordContracting.com
- Tamlyn building products, Tom Tamlyn, President, 13623 Pike Rd., Stafford TX 77477, Tel: 800-334-1676.
- "Concrete Slab Finishes and the Use of the F-number System", Matthew Stuart, P.E., S.E., F.ASCE, online course at www.pdhonline.org/courses/s130/s130.htm
- Masonry structures: The Masonry House, Home Inspection of a Masonry Building & Systems, Stephen Showalter (director, actor), DVD, Quoting:
Movie Guide Experienced home inspectors and new home inspectors alike are sure to learn invaluable tips in this release designed to take viewers step-by-step through the home inspection process. In addition to being the former president of the National Association of Home Inspectors (NAHI), a longstanding member of the NAHI, the American Society of Home Inspectors (ASHI), and the Environmental Standard Organization (IESO), host Stephen Showalter has performed over 8000 building inspections - including environmental assessments. Now, the founder of a national home inspection school and inspection training curriculum shares his extensive experience in the inspection industry with everyday viewers looking to learn more about the process of evaluating homes. Topics covered in this release include: evaluation of masonry walls; detection of spalling from rebar failure; inspection of air conditioning systems; grounds and landscaping; electric systems and panel; plumbi
ng supply and distribution; plumbing fixtures; electric furnaces; appliances; evaluation of electric water heaters; and safety techniques. Jason Buchanan --Jason Buchanan, All Movie Review
- Masonry Design for Engineers and Architects, M. Hatzinikolas, Y. Korany, Canadian Masonry (2005), ISBN-10: 0978006100, ISBN-13: 978-0978006105
- Masonry Design Manual, James E. Amrhein & Walter L. Dickey, Civil & Structural Engineers, Masonry Industry Advancement Committee, Masonry Institure of America, ASIN B0006XMFZE
- Masonry Structures: Behavior and Design, Robert G. Drysdale, Ahmid A. Hamid, Lawrie R. Baker, The Masonry Society; 2nd edition (1999), ISBN-10: 1929081014, ISBN-13: 978-1929081011
- Masonry, Engineered: Using the Canadian Code, J. I. Gainville, Cantext publications (1983), ASIN: B0007C37PG
- Masonry, Non-reinforced masonry design tables, Hans J. Schultz, National Concrete Producers Association and the Canadian Masonry Contractors Association (1976), ASIN: B0007C2LQM
Technical Review History
- Sal Alfano - Editor, Journal of Light Construction*
- Terry Carson - ASHI
- Mark Cramer - ASHI
- JD Grewell, ASHI
- Duncan Hannay - ASHI, P.E. *
- Bob Klewitz, M.S.C.E., P.E. - ASHI
- Ken Kruger, P.E., AIA - ASHI
- Aaron Kuertz aaronk@appliedtechnologies.com, with Applied Technologies regarding polyurethane foam sealant as other foundation crack repair product - 05/30/2007
- Bob Peterson, Magnum Piering - 800-771-7437 - FL*
- Arlene Puentes, ASHI, October Home Inspections - (845) 216-7833 - Kingston NY
- Greg Robi, Magnum Piering - 800-822-7437 - National*
- Dave Rathbun, P.E. - Geotech Engineering - 904-622-2424 FL*
- Ed Seaquist, P.E., SIE Assoc. - 301-269-1450 - National
- Dave Wickersheimer, P.E. R.A. - IL, professor, school of structures division, UIUC - University of Illinois at Urbana-Champaign School of Architecture. Professor Wickersheimer specializes in structural failure investigation and repair for wood and masonry construction. * Mr. Wickersheimer's engineering consulting service can be contacted at HDC Wickersheimer Engineering Services. (3/2010)
- *These reviewers have not returned comment 6/95
- FOUNDATION CRACK EVALUATION discusses detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and location.
FOUNDATION BULGE or LEAN MEASUREMENTS explains a simple method for determining how much bulge or lean is present in a foundation or wall,
FOUNDATION MOVEMENT ACTIVE vs. STATIC helps determine if the foundation movement is ongoing,
FOUNDATION DAMAGE SEVERITY discusses how we decide the severity of foundation damage and the urgency of further action.
FOUNDATION FAILURES by TYPE & MATERIAL describes the types of foundation damage, cracks, leaks, or other defects associated with each type of foundation material (concrete, brick, stone, concrete block, etc.).
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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- Avongard foundation crack progress chart for structural crack monitoring
- Basement Moisture Control, U.S. Department of Energy
- Building Failures, Diagnosis & Avoidance, 2d Ed., W.H. Ransom, E.& F. Spon, New York, 1987 ISBN 0-419-14270-3
- Building Pathology, Deterioration, Diagnostics, and Intervention, Samuel Y. Harris, P.E., AIA, Esq., ISBN 0-471-33172-4, John Wiley & Sons, 2001 [General building science-DF] ISBN-10: 0471331724
ISBN-13: 978-0471331728
- Building Pathology: Principles and Practice, David Watt, Wiley-Blackwell; 2 edition (March 7, 2008) ISBN-10: 1405161035 ISBN-13: 978-1405161039
- Construction Drawings and Details, Rosemary Kilmer
- Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
- Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com
- Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting:
A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
- Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0-408-50000 X
- "Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
- "A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
- "Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
- "Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
- "When Block Foundations go Bad," Fine Homebuilding, June/July 1998
- Historic Preservation Technology: A Primer, Robert A. Young, Wiley (March 21, 2008)
ISBN-10: 0471788368 ISBN-13: 978-0471788362
- ...
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