Brick movement above damp proof course

yjs · Jun 08, 2023 8:19 pm

Hi all, our brick veneer house was constructed approximately 2 and a half years ago. Today I noticed brick movement in one corner the house - see photos. The second course of bricks (directly above the damp proof course) have seemingly moved a couple of millimetres over the first course, along with the mortar between the two courses. This has caused damage to the brick face in a few bricks in the first course as you can see in the photos.

There are no other issues with the house, both internally and externally.

I’m thinking this may be caused by the first and second course of bricks not laid in line to begin with? However a look at photos taken during construction, it seems to be fine.

I spoke to the builder (small custom company) who said the course of bricks above the DPC would be the weakest and for me to keep an eye out on it, but don’t believe this to be a cause for concern.

Any advice on this would be greatly appreciated, thank you!

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ponzutwo · Jun 09, 2023 8:44 am

im not sure that has moved. it looks like the overhang may have already been there as there is zero other signs of movement, like cracking of the mortar and no signs on the perpendicular side of the mortar join. I could be wrong, but doesn't look like anything you need to worry about.

If youre worried about movement however, depending on the soil type, you should be looking to install concrete around your house.

yjs · Jun 09, 2023 10:35 am

Thanks for your advice! It is possible that the bricks were laid initially with overhang between the first and second courses. Please see photos below; first is after laying and second is after we moved in for a few months (Sep 2021). Can't really tell from the photos...

You're right that if there is actual movement, you would see more cracks up and along the wall. There is nothing! The plasterboard inside, eaves etc are all in perfect condition.

I do note that in the first brick in the corner, the overhang at present is about 5mm, and as you go towards the left, the overhand gradually decrease to about 1-2mm. There is also more and more damage to the first course brick face as time goes on. Mysterious!

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ponzutwo · Jun 09, 2023 10:59 am

in anycase, you should probably move your garden beds away from the side of the house

yjs · Jun 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

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ponzutwo · Jun 09, 2023 2:39 pm

nothing to do with the damp, but uneven moisture around your foundations. Its usually what causes movement. Do you know what kind of soil you are on? eg clay, sandy etc?

yjs · Jun 09, 2023 3:48 pm

From memory it is a clayey soil. Sydney north shore.

MyFirst · Jun 11, 2023 10:38 pm

Mate this is nothing. It's just an overhang.

yjs · Jun 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?

MyFirst · Jun 11, 2023 10:46 pm

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.

yjs · Jun 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.

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building-expert · Jun 12, 2023 9:58 am

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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.

yjs · Jun 12, 2023 10:14 am

building-expert

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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.

Thanks building expert! Any way of rectifying this at this stage?

building-expert · Jun 12, 2023 10:47 am

yjs

building-expert

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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.

Thanks building expert! Any way of rectifying this at this stage?

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.

yjs · Jun 12, 2023 12:10 pm

building-expert

yjs

building-expert

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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.

Thanks building expert! Any way of rectifying this at this stage?

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?

building-expert · Jun 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

yjs · Jun 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

building-expert · Jun 14, 2023 11:22 am

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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.