Brick foundation; Repair or replace?
I happened to be in nieghbor’s basement over the weekend and noticed some good sized horizontal cracks. I queried him on how long they have been there, the time over which they formed, etc.
It got me thinking becuase our homes are about the same age and of same construction. Also one of the walls in my basment was rebuilt with CMU at some point in he past which has led to all manner of freaking out.
Here are the facts: Horizontal cracks mainly in the gable end wall facing the street; (non roof load bearing but does support floor joists). Cracks are at the frost line and didnt show up until about 6-12 months ago. Cracks are mainifesting in the parge coat(interior) and its hard to tell if the mortar is completely comprimised. Bricks themselves are in decent shape. Walls are visibly bowed in at the apex of the crack (maybe 3-4 inches).
My initial thought was that this was classic frost heaving, but why now after 100 years? Also major roadwork took place last summer, less than 20 ft from the wall. awully conveinent that cracks show up right after major vehicular movement in the proximity of the wall.
What are your thoughts? Would there be any recourse against the paving contractor that did the work if…how would you proove that it was infact due to compaction/ major vibration? I told him that brick foundation failure could be catostrophic if not addressed right away. Would home owners insurance be willing to subsidze a preemptive repair before a major catastrophy?
Now Im freaking out that MY house will begin to exhibit the same symptoms!
-J
Edited 7/9/2007 10:23 am by joemilw
Replies
Greetings joe,
This post, in response to your question, will bump the thread through the 'recent discussion' listing again which will increase it's viewing.
Perhaps it will catch someone's attention that can help you with advice.
Cheers
-Thoreau's Walden
Wow! 3-4 inch bow! I would brace the floor system, excavate and replace. If the wall wasnt so bowed in, perhaps one option would be one of the tie-back systems such as grip-tite wall anchor system. Sounds like your past that point.
Any way to remove more parge to confirm actual damage to the brick? Perhaps parge was vibrated loose during road construction? Just a thought...
Post some pics, that would help. Im sure others will chime in with more experience than me.
Good luck
Joe- Are you still looking for information on the CMU walls?
- Thoreau
Hey rez-
It wasnt CMU, rather brick. A foundation inspection has happened since posting. The word is replacement is necassary, but its not in danger of blowing out immeadiately.
View Image "I went to the woods because I wished to live deliberately, to front only the essential facts of life, and see if I could not learn what it had to teach, and not, when I came to die, discover that I had not lived."- Thoreau