Thermal Expansion Cracks in Brick Walls & Foundations InspectAPedia® -
How to recognize, diagnose, & e
Factors that determine the extent of thermal expansion damage to a brick wall or structure
Absence of control joints or expansion joints in long brick walls leads to extensive cracking damage
Photographs of foundation damage patterns and types of damage to brick veneer walls - cracks, bulges, loose brick
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This article describes extensive damage caused to brick structures due to thermal expansion of long brick walls lacking expansion joints. How to recognize, diagnose, & evaluate thermal expansion cracks in brick walls &: brick foundations
and how to distinguish between this type of cracking failures and other cracks and movement in masonry foundations or walls, such as
concrete, masonry block, brick, stone foundation
damage due to impact, settlement, frost or water damage, and other causes.
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.
How to Identify, Diagnose, & Evaluate Thermal Expansion Damage to Brick Walls
Thermal expansion failures in structural or veneer brick walls: is a topic misunderstood by many builders, masons, engineers, architects, and inspectors.
As Dave Wickersheimer, R.A. P.E. and masonry failure expert has pointed out, brick "grows" in size indefinitely [though
probably most of its size increase is early after it's manufacture.]
But a separate factor that can cause very large movements and
extensive damage to brick structures or brick veneer walls is the thermal expansion which occurs across a long or tall brick wall
when that wall is heated by sun exposure. The photographs here show significant thermal expansion damage in a long brick structure
when we first photographed
it in 1989. We visited this site again for an update in June 2007.
This brick veneer wall was built over a concrete block building.
The brick veneer was attached using normal steel strap
methods and the brick veneer was also reinforced at intervals using a horizontal steel wire. But the wall, more than 100' long, was
built without a single expansion joint.
As the south-facing wall of this building heated in summer sun the wall grew in length
until it pushed out the East and West building corners at their tops for a total of nearly 3" measured by dropping a plumb line from each building corner.
The veneer movement produced a variety of damage, including:
Significant breaks and gaps at vertical brick mortar joints due to thermal expansion and perhaps some frost and water damage.
Horizontal sliding breaks in brick mortar joints, exposing reinforcing wire to rust, exfoliation, and additional damage from those forces
as the exfoliating wire produced still more pressure on the mortar joint.
Step cracking following mortar joints near the building corners and where the wall movement was resisted by first story intersecting brick walls abutting at right angles the middle section of the long brick wall.
Cracks and broken bricks, and damaged windows at intersections of brick walls and these openings. Additional
window damage is shown in the color photograph lower on this page.
Cracks in the interior concrete block structural wall were observed in the building interior
Leaks and water entry and some frost damage and related loosening of the brick veneer at various locations around the building but were
most severe in areas exposed to thermal expansion of long brick veneer walls.
We were surprised that there was not more extensive damage to the structural walls themselves, and we urged the building management to consult
an experienced mason for further inspection and repair. We expected the mason to cut vertical expansion joints in the wall and to seal these
joints with an appropriate flexible filler material or gasket. No repairs were made, the cracks had grown slightly, and leaks had increased
at the time of an informal site inspection and visit we made again in June 2007, as shown in the photographs below.
Here are some factors which determine the extent of thermal expansion damage to a brick wall or structure
Proper installation of thermal expansion joints is the critical design factor to avoid thermal expansion damage to brick.
Selection and application of connectors between the brick veneer and the structure is an important factor - some connectors
permit more movement between the brick veneer and the structure. However even if a large brick veneer wall is properly fastened,
if lacks expansion joints damage is likely, especially on the sun-exposed walls
Sun exposure: simply walking around a large structure such as the building complex shown in these photographs, it becomes
quite apparent that thermal expansion damage occurs worst on long brick walls which are facing South and/or those which receive
the most sun exposure.
Means of brick veneer attachment: A second factor in
the probability of damage to a brick veneer wall is the means of attachment of the veneer to the building structure. Brick veneer walls
were traditionally secured to the underlying wood or masonry structure using corrugated steel strips which were fastened at one end
to the structure and at the other end laid in the brick veneer wall at mortar joints.
These connectors permit some vertical
movement between the structures but resists lateral movement. Some newer brick veneer connectors are designed to permit
horizontal as well as some vertical movement differences between the brick veneer wall and the structure. And of course, where
proper expansion joints are provided in the expanse of a brick wall and at windows and doors which penetrate that wall, we
should not see thermal expansion damage to the bricks nor to the structure.
Brick veneer bottom support: on some residential properties we've found loose brick veneer walls that lacked
adequate support to carry their weight. Typical brick veneer support on a residential building uses either a steel angle
iron fastened to the foundation wall to carry the bricks from their first course, or if the brick veneer was in the
original plans for the building the architect or builder may have specified that the building foundation wall project
approximately 4" (one brick width) out from the building structural wall to carry the load of the bricks.
Combined effects of weather & thermal cracking may increase cracking and movement in a brick structure or brick
veneer structure. It's possible that the wall-corner cracks in the photograph at the top of this page were aggravated
by leaks at the roof or roof parapet since this building is located in a freezing climate.
Distinguishing between brick thermal cracking and frost cracking: How can we distinguish between
brick cracking due to roof or parapet wall leaks and brick cracking due to thermal movement: a leak and frost related crack
on a masonry building tends to be horizontal near the top of the building wall at about the location of the roof surface
behind the parapet wall, or just below that point - describing where water is entering the structure. Thermal cracking
in the same brick wall will generate stair-step cracks or vertical cracks near the wall ends (or building corners) and will be independent of high-on-wall
horizontal cracks that map the surface of the roof itself.
Brick veneer vs. structural brick: OPINION: we suspect that at least in some cases, a brick veneer wall might suffer worse damage from thermal expansion than a brick structural wall,
based on the hypothesis that a
brick veneer wall, being a single brick in thickness, has less thermal mass and so will heat up more quickly across its surface than a
structural brick wall which will be two or more wythes of bricks in thickness, joined by bond courses.
Cracks & Movement in Loose Brick Veneer Walls - Support Issues? See BRICK VENEER WALL Loose, Bulged
for details of bulged cracked brick veneer wall damage caused by inadequate support, frost, or building damage - low-rise residential buildings.
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Additional technical contributors & reference sources for this article are listed below.
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Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles
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.
"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
"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
Sal Alfano - Editor, Journal of Light Construction*
Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles
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
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 2010, $69.00 U.S., is available from Carson Dunlop. The Home Reference Book 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. InspectAPedia.com ® editor Daniel Friedman is a contributing author. Field inspection worksheets are included at the back of the volume.
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.
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.
"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
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; plumbing supply and distribution; plumbing fixtures; electric furnaces; appliances; evaluation of electric water heaters; and safety techniques. Jason Buchanan --Jason Buchanan, All Movie Review
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
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