[rdk4609]

hi folks:
I have a mid 60's brick veneer house on a slab foundation, the house as a whole seems to be well built. I have a problem with the brick veneer on a narrow portion of wall (4ft. or so wide, then turning a corner) adjoining my garage door opening. the veneer does not extend above the garage door opening into the gable area which is wood siding. the entire brick portion of the wall (top to bottom as a whole) in this location has shifted away from the house I'd say about an inch. I have also noticed small cracks in the garage floor leading me to believe the foundation has settled in its forty some odd years of existence, not to mention the large oak tree about six foot off the side of the garage. I am planning to convert the garage to a bedroom here shortly and want to fix this problem, I've kicked around ideas such as using a concrete saw close to the corners and replacing the wall with siding... having that portion of the wall relayed and just siding the garage door area as is common around here for such conversions... just anchoring in place and going with it... and the list goes on. I want the repair to withstand the test of time but truly do not plan to be living in the house for the next forty years as it is my first house. I am attempting to include some pictures of my predicament with this post. the pictures show a full view of that end of the house some close ups of the problem area and a crack in the garage floor... sorry forgot to show scale for picture of crack in garage but it is no more than 1/16" wide, also there is a horizontal crack near the top portion of the wall (Solider course?) I believe caused by the siding holding the top row in place. let me know what you think. and oh yea the house is located in the north east Texas area, if that is of concern.

as far as I can tell the pictures have been attached with this post.

thank you for any advise you can give on this situation.

 

[Ron6519]

Looks like the foundation/footing system has been undermined on the right side. The concrete apron in front on the garage door looks to have dropped down over and inch on that side.
What sort of foundation is there? Any water issues in that area?
The cracked bricks and the pulling away is the result of another issue that needs to be identified and fixed. I don't think you can just remove the bricks and you're done.
Is there any cracking or settling evident around the corner from the garage door in the foundation?
If there's no settling it could be that the bricks are pulling away due to a lack of brick ties in the wall or pressure exerted form the framing above.
Look around the structure for anything that looks stressed, like the rafter ties.
Ron

 

[rdk4609]

fixing the problem

The house sits on a concrete slab foundation. There was a drainage problem in that area at one time it has been fixed. I believe you are correct in that the crack near the top of the wall is caused by pressure from framing/siding above that location and probably not enough brick ties, have checked around that corner and around rest of house no other obvious problems however the concrete sidewalk in front of house around that same corner is pushed up at one of the expansion joints. I am thinking that now that the drainage issue is fixed the foundation will stay pretty close to its current location and I can reinforce the wall from inside, place anchors close to the corner then remove the brick to just shy of new anchors and replace with siding what do you think?

Thanks for the reply.

 

[Ron6519]

The house sits on a concrete slab foundation. There was a drainage problem in that area at one time it has been fixed. I believe you are correct in that the crack near the top of the wall is caused by pressure from framing/siding above that location and probably not enough brick ties, have checked around that corner and around rest of house no other obvious problems however the concrete sidewalk in front of house around that same corner is pushed up at one of the expansion joints. I am thinking that now that the drainage issue is fixed the foundation will stay pretty close to its current location and I can reinforce the wall from inside, place anchors close to the corner then remove the brick to just shy of new anchors and replace with siding what do you think?


Thanks for the reply.

You could save the brick fascade if you wanted to by pulling in the brick wall to it's original position. I had a similiar problem with my brick veneer a while ago. Brick ties were 2-3' apart both vertically and horizontally. Brick started to bulge off the wall. I got these 10" timberline bolts you use to connect landscape ties together. I found the studs behind the brick and drilled a holes in the mortar and counter sunk for the head so it would be about 3/4" below the surface. I just started all the screws and slowly tightened them so the bricks were pulled back to a single wall plane. It took a while going over the wall to slowly tighen them up, but in the end it was all straight and secure. Then I did a little tuck pointing and filled in the holes and some low spots in the joints.
I would rather try securing the bricks, then put up a siding material that matches nothing else on the house.
But it's your house, so your decision.
Ron

 

[jogr]

Check with a masonry supply house. I'm pretty sure they make repair type brick ties that you can install from the outside somewhat similar to Ron's description.

If you absolutely have to take the brick down, you could save it and use it to brick part way up that wall and finish the rest with siding. That would really camoflage the conversion from garage to living area. You'd never know it had been a garage.

 

[rdk4609]

good idea

Thank you both for your replies. I think I may combine the advise from both, I believe I will attempt to pull the brick back to its original location or at least close, then take salvage bricks from an old well house on the property made of the same brick and have them toothed in and make an entry way into the room. I have yet to have a chance to check the local masonry supply for repair brick ties, Ron could you tell me where you obtained the bolts you spoke of? Again thank you both.

 

[Ron6519]

I picked the bolts up at Home Depot. If I remember, they were around the Simpson hardware section.
Ron