Browse Forums General Discussion Re: Brick movement above damp proof course 5Jun 09, 2023 11:19 am In hindsight we probably should not have done the garden bed in this area... The slab is quite high in this area, probably about 500mm above ground level. Considering the garden bed is quite a distance below the damp proof course, would it be a big issue to not move the garden bed? Thanks Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Brick movement above damp proof course 9Jun 11, 2023 10:43 pm MyFirst Mate this is nothing. It's just an overhang. Thanks, I have no real evidence of movement either, so yes pretty sure it’s overhang. Any idea of how overhang would cause damage to brick underneath though, like the cracks and splitting of the first brick in the corner? Re: Brick movement above damp proof course 11Jun 11, 2023 10:56 pm MyFirst Don't think it will cause any issue. Your slab looks perfect and your brick sits exactly on the slab edge. Really you should find other issues with t your house. Thanks, I was referring to this photo - current state of the wall with the split brick faces and crack in the corner brick. Hopefully it doesn’t get any worse. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Brick movement above damp proof course 12Jun 12, 2023 9:58 am Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ I have seen this before and it is brick growth pushing the corner out because expansion joints in brickwork is not cleaned of mortar and therefore not fuctioning properly. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Brick movement above damp proof course 14Jun 12, 2023 10:47 am Yes, you need to remove sealant on brick articulation joints, make sure they are free of mortar, then re seal. You are lucky you caught it early. Photo I was showing is a house just under 10 years old and just before builders warranty expiry. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Brick movement above damp proof course 15Jun 12, 2023 12:10 pm building-expert Yes, you need to remove sealant on brick articulation joints, make sure they are free of mortar, then re seal. You are lucky you caught it early. Photo I was showing is a house just under 10 years old and just before builders warranty expiry. Thanks mate. Good advice, I will talk to the builder. Just wondering, at a certain point wouldn’t the brick stop expanding, and damage to surrounding bricks and mortar would cease? Re: Brick movement above damp proof course 16Jun 12, 2023 12:23 pm The rate of expansion slows after a few years and you clean 10mm joints should be sufficient. In some older buildings they did not put expansion joints and there was severe damage Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Brick movement above damp proof course 17Jun 13, 2023 4:07 pm building-expert The rate of expansion slows after a few years and you clean 10mm joints should be sufficient. In some older buildings they did not put expansion joints and there was severe damage I had a look of the side of the house and found that the next expansion joint is about 11m away. I did some reading online and joint spacing is recommended 7-8m away from corners. Could this be a contributing factor? Thanks Re: Brick movement above damp proof course 18Jun 14, 2023 11:22 am Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Have look at your house plans and you will probably find that brick articulation joint has been missed. Maximum allowable spacing is 6M or 5.5M for a wall with window opening. Below is what a functioning expansion joint may look like in 10 years, note its closed up and sealant is squashed. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Hi all Am new to this forum. I want to get some ideas/info about how to manage an 80 year old factory restoration to convert to a residence. The factory floor is concrete… 0 7191 Are they stumps or screw piles ? How much fill is there, is the site a class "P" ? A "H2" site is not supposed to have stumps it is supposed to have grid beams according… 1 7535 House movement is always a potential problem and there is a cause. Yes you should have it inspected by a competent and experienced building consultant 2 9010 |