Investigation into Brick Masonry and Concrete Foundation Wall Distress of a Single-Family Residence

Abstract

This paper describes the work performed to determine the cause of out-of-plumb masonry veneer and horizontal cracks in a concrete foundation wall of an approximately ten-year-old single family residence. The investigation included a visual inspection of the property, measurement of the lateral movement of the brick veneer and concrete foundation wall and determination of masonry brick ties locations. The investigation was performed on behalf of the homeowner to resolve a construction defect dispute between the homeowner and builder. Based on the findings of the investigation, it was concluded the outward movement of the brick veneer was the result of an insufficient number of brick ties installed to secure the brick veneer to the building. In addition, the bricks used to construct the house were highly expansive. The horizontal crack in the east foundation wall was due to the unreinforced concrete wall not having sufficient strength to resist the applied earth load. In addition, the construction of the foundation of the porch adjacent to the east foundation wall on uncompacted fill material may have contributed to the stresses in the foundation wall as an eccentric load was applied to the foundation wall as the two-story brick enclosure was constructed on the porch foundation.