When Should I Be Worried About Cracks in Bricks

Brick cracks can be mysterious: are they just an eyesore or a sign of impending disaster? In this comprehensive guide, we’ll lift the veil of uncertainty surrounding brickwork issues. 

We’ll start by determining when a crack is just a harmless visitor and when it’s an unwelcome resident you should be concerned about. We’ll delve into the vital role of a RICS Level 2 Homebuyer Survey in assessing the health of your wall and demystify the difference between serious and non-serious cracks. 

From understanding the environmental, structural, and material factors that contribute to brickwork damage to a practical visual guide to identifying crack types, we cover it all. 

And the best part? We’ll arm you with the knowledge to discern when you can roll up your sleeves for a DIY repair and when it’s time to call in the cavalry. 

Unravel the mysteries of brick cracks and become the master of your castle with this detailed guide. Stay tuned.

When to Pay Attention to Exterior Brick Cracks

As a homeowner, paying close attention to exterior brick cracks is vital. While they may seem minor and purely cosmetic, these cracks often provide insight into more significant structural issues that your building may be facing.

Not all brick cracks pose a severe threat to your building’s structure. However, the persistent and progressively widening cracks tend to be the most problematic. 

These cracks often indicate underlying problems such as a shifting foundation, excessive pressure, or even thermal expansion and contraction that the building materials are unable to withstand. 

Each of these problems can cause the bricks to crack, threatening the building’s overall structural integrity. Sometimes, brick cracks may be due to natural settling, especially in newly constructed buildings. As the weight of the building settles onto the foundation, small, thin cracks may appear. 

These cracks generally do not pose a significant problem, but keeping an eye on them is essential to ensure they don’t grow larger over time.

Also, cracks that appear close to the corners of the building, around windows and doors, or along mortar joints should not be taken lightly. These could be indicative of more serious structural issues. To determine the severity of the situation, it’s crucial to consult a professional.

Guidelines on When These Cracks Should Be a Cause for Concern

While minor cracks in bricks can be a routine occurrence and may not warrant immediate concern, certain signs indicate a more serious issue:

1. Size of the Crack: Larger cracks, particularly those wider than 1/4 inch, can be a sign of significant structural damage and should be evaluated by a professional.
2. The direction of the Crack: Vertical cracks might be due to settlement, while horizontal cracks can signify serious structural stress. A stair-step crack suggests movement in the foundation.
3. Location of the Crack: Cracks that are close to the corners of the building or around windows and doors can indicate serious structural issues.
4. Growth Over Time: A crack widening or becoming longer over time may signal a progressing structural problem.
5. Cracked or Displaced Mortar Joints: If the mortar joints between bricks are cracked or displaced, it may suggest substantial movement in the wall.

Is It Serious If Brickwork Cracks?

Brickwork cracks are a common sight in buildings, but not all cracks pose the same level of seriousness. To determine whether a crack is serious, it’s essential to understand the different types of brickwork cracks and assess the potential risks each type brings.

A. Analysis of the Different Types of Brickwork Cracks

• Hairline Cracks: As the name suggests, these cracks are as thin as a strand of hair. They are often due to the normal settling of a building and are usually not a serious issue.
• Stair-Step Cracks: These cracks form in a pattern that resembles stairs. They are typically caused by differential settlement, thermal movement, or expansive soils. While not always serious, they should be monitored for any changes in size or direction.
• Vertical Cracks: These cracks run straight up and down or slightly diagonal within 30 degrees of vertical. They can be due to tension in the wall or foundation settlement. They should be taken seriously, especially if they’re growing over time.
• Horizontal Cracks: These cracks are often the most serious and may indicate severe structural damage, often from soil pressure or even frost heave.
• Wide Cracks: Cracks that are wider than 1/4 inch, whether they are horizontal, vertical, or stair-step, might indicate a serious structural issue.

B. Discussion on the Potential Seriousness of Each Type

Hairline cracks are usually a result of normal building movement and may not necessarily indicate a severe problem. However, if they increase in size or number, it’s a good idea to have a professional assess them.

Stair-step cracks may point to more serious issues, especially if the mortar is also cracked. Regular monitoring is essential, and any significant changes should trigger a call to a professional.

Vertical cracks might signify foundation settlement, particularly if they’re large or widening. Any changes should prompt a consultation with a professional, as this could indicate serious structural damage.

Horizontal cracks are generally considered the most severe, as they can signal significant soil pressure or frost heave. Immediate professional intervention is often necessary.

Wide cracks, regardless of the direction they run, could signify substantial structural damage and typically require immediate attention.

Overall, the seriousness of brickwork cracks can range widely. A professional assessment is the surest way to determine if a crack in brickwork is serious.

Is RICS Level 2 Homebuyer Survey Mention Walls Condition?

When buying a home, it’s critical to ensure that you’re making a wise investment. The RICS Level 2 Homebuyer Survey, provided by francisblackstonesurveyors, offers an intermediate level of scrutiny into a property’s condition, allowing potential buyers to understand what they’re getting into.

Explanation of what an RICS Level 2 Homebuyer Survey is

The RICS Level 2 Homebuyer Survey is a detailed visual inspection of the property. It covers all visible and accessible parts of the building, including the walls, roof, floors, windows, doors, and more. It also includes services, grounds, and outbuildings. 

The purpose is to assess the overall condition of the property, identify any significant problems that might affect its value, and provide advice to legal advisors.

This survey offers a clear traffic light rating system, identifying any concerns that may need addressing. Green means everything is okay; amber indicates areas that require some attention or repair, and red flags require urgent repair or replacement.

Importance of the Wall Condition in the Survey

Wall condition plays a crucial role in a RICS Level 2 Homebuyer Survey. This is because the walls are fundamental to the structural integrity of the home. 

The survey will thoroughly examine the walls for signs of significant damage or wear, including cracks, bulging, dampness, or movement.

If there are cracks, the survey will consider the type, width, and location of the cracks to determine if they pose any potential structural issues. 

The condition of the brickwork and mortar will also be evaluated, as issues like spalling bricks or deteriorating mortar could lead to more severe problems down the line.

What Potential Buyers Should Look for Regarding Wall Conditions

When evaluating a home’s wall conditions, potential buyers should look for the traffic light ratings on the survey. Any walls flagged as amber or red should be inspected closely. 

Specific issues to pay attention to include significant cracks, bulging, dampness, or any other signs of damage or movement.

Potential buyers should also pay attention to any comments the surveyor makes about the walls. For instance, if the surveyor mentions a crack that warrants further investigation, the buyer should consider arranging for a structural engineer’s inspection.

In essence, potential buyers should consider any amber or red ratings on wall conditions as a cue to investigate further before committing to a purchase.

What Are the Signs of Serious Wall Cracks?

Serious wall cracks often have a width greater than 1/16 inch, can be deep, and tend to grow over time. Horizontal or stair-step patterns, cracks around windows and doors, or across the center of the wall are concerning. Also, water leaks, bulging, or bowing walls with cracks indicate serious structural issues.

Detailed Description of the Signs Indicating a Serious Wall Crack

1. Width and Depth: Minor hairline cracks often have a width of less than 1/16 of an inch. However, if the crack is wider or you can insert a coin into it, it’s a sign of a serious problem. Cracks that go deep into the wall, reaching the other side, are also signs of serious issues.
2. Direction and Pattern: Vertical cracks can be a sign of settling, which isn’t too concerning if minor. Horizontal cracks, however, can indicate serious pressure from the soil outside, a potentially serious problem. Foundation movement can also be indicated by stair-step cracks in brick or concrete block walls.
3. Location: Cracks at the corners of windows and doors, or those that run across the center of a wall, may indicate a serious problem related to the building’s structure or foundation.
4. Growth Over Time: If a crack is expanding over time, it could indicate a serious structural issue.
5. Water Leaks: If water is seeping through the crack, it may indicate a more serious problem in your house, such as mold growth and interior damage.
6. Bulging or Bowing: Walls that are bulging or bowing and have cracks are a sign of serious structural damage. This is often due to external pressure or foundation issues.

Illustrations or Examples for Clarity

• Example of Width and Depth: Imagine you have a wall with a crack. You find that a quarter can easily fit into it, and the crack seems to penetrate all the way through the wall. This is a sign of a serious wall crack.
• Example of Direction and Pattern: You notice a crack that runs horizontally across your basement wall, or perhaps you observe a stair-step pattern crack in a brick wall of your house. These are examples of patterns that suggest a serious wall crack.
• Example of Location: If you see a crack extending from the corner of your window down to the baseboard, or a crack that starts at the center of your wall and stretches up to the ceiling, these locations suggest serious wall cracks.
• Example of Growth Over Time: You mark the ends of a wall crack with a pencil. After a few months, you notice the crack has extended beyond your pencil marks. This growth is indicative of a serious problem.
• Example of Water Leaks: You see a crack in your wall, and after a heavy rainstorm, you notice water trickling down through the crack. This water intrusion is a sign of a serious wall crack.
• Example of Bulging or Bowing: You notice that one of your walls isn’t flat anymore. It bulges out in the middle, and there’s a large crack running down this bulge. This bulging and cracking indicate serious wall damage.

Crack Type	Crack Description	Severity
Narrow Cracks	Cracks narrower than 2mm	Not Serious
Brick Veneer Cracks	Cracks in the brick veneer	Not Serious
External Vertical Cracks	Vertical cracks on external walls	Not Serious
Internal Vertical Cracks	Vertical cracks on internal walls	Serious
External Horizontal Cracks	Horizontal cracks on external walls	Serious
Stepped Cracks	Stair-step patterned cracks, often found in brick or block walls	Serious
Moderate Width Cracks	Cracks ranging from 2-25mm in width	Fairly Serious

What are the Factors Affecting Brickwork?

1. Environmental Factors: These include weather conditions and geographic location. Weather events like freeze-thaw cycles, excessive rain, and high winds can impact brickwork. Prolonged exposure to the elements can wear down the mortar, causing bricks to loosen. Moreover, seismic activity can cause structural movement, leading to brickwork damage.
2. Structural Factors: These relate to the integrity and design of the structure itself. Over time, buildings may settle and shift, causing stress on brick walls. Poor design or construction methods can also lead to weaknesses in the brickwork, such as inadequately supported load-bearing walls.
3. Material Factors: These involve the quality of the bricks and mortar used. Inferior materials can lead to premature deterioration. For instance, bricks that absorb too much moisture may crack in freeze-thaw cycles, and poor-quality mortar may fail to bind the bricks effectively.

B. How These Factors Can Lead to Brickwork Cracks

• Environmental Impact: Constant exposure to harsh weather can cause the mortar to erode, leading to gaps in the brickwork where cracks can form. Seismic activity can also cause significant movement and stress, resulting in cracks in the brickwork.
• Structural Movement: As buildings settle over time, or if there is a significant shift due to structural inadequacy, stress is applied to the brickwork. This stress often results in cracks as the bricks and mortar try to accommodate these changes.
• Material Quality: Poor quality bricks or mortar can deteriorate rapidly under normal conditions. Cracks can form as the bricks fracture or the mortar fails, creating gaps in the wall where further damage can occur. Furthermore, if the bricks absorb excessive moisture, they can crack during freeze-thaw cycles.

Crack Types: What Do They Mean?

• Hairline Cracks: These are usually very thin, less than 1 mm wide, and are often due to minor settlement or shrinkage. They are generally not a major concern but should be monitored for expansion.
• Vertical Cracks: These can be due to normal house settlement. However, if they are wider at the top or bottom, they may indicate a serious foundation shift. Internal vertical cracks are usually more concerning than external ones.
• Horizontal Cracks: Often serious, they may indicate severe structural stress, such as from soil pressure or improper construction. They require immediate attention from a professional.
• Diagonal Cracks: These are typically caused by differential settling of the foundation and can be serious, depending on their width and location.
• Stair-Step Cracks: Mostly seen in brick or concrete block walls, these may indicate significant foundation movement and are often serious.

Visual Guide to Identifying Each Type

1. Hairline Cracks: Look for very thin, nearly invisible lines running across your wall.

2. Vertical Cracks: Identify these as straight lines running up and down along your wall. They might be wider at the top or bottom.

3. Horizontal Cracks: These appear as straight lines running left to right along your wall, often seen in basement walls.

4. Diagonal Cracks: Look for lines running at an angle across your wall. They may run from corners of windows or doors.

5. Stair-Step Cracks: Look for a zigzag pattern similar to a flight of stairs. Mostly seen in brick or concrete block walls.

Can We Repair Brick Cracks Ourselves?

Minor, non-structural brick cracks can be a feasible DIY repair project, requiring proper safety gear, the correct materials, and tools. 

However, DIY repairs aren’t recommended for serious structural cracks or those wider than 1/4 inch. If cracks expand over time, or if they’re horizontal or stair-step, seek professional help.

Assessment of the Possibility and Practicality of DIY Brick Crack Repair

Repairing minor brick cracks can be a feasible DIY project. Hairline or small, non-structural cracks can often be addressed with materials and tools readily available at home improvement stores. However, the task requires some skill, patience, and understanding of masonry work.

Tips and Warnings for Homeowners Considering DIY Repair

1. Safety First: Always prioritize safety. To prevent injuries, safety glasses, and gloves should be worn.
2. Suitable Materials: Use the correct materials for brick repair. A masonry crack filler for small hairline cracks or a mix of sand and cement for larger ones is ideal.
3. Proper Tools: Using the right tools, such as a chisel, a pointing trowel, and a stiff brush, is crucial for a successful repair.
4. Match Mortar Color: Try to match the color of the existing mortar for aesthetic consistency.
5. Monitor the Repair: After the repair, monitor the area for any signs of recurring cracks, which could indicate more serious, underlying issues.
6. Warning: DIY repairs can only address superficial cracks. Significant structural cracks should not be handled without professional expertise.

When to Seek Professional Help

You should seek professional help if the crack is:

• More than 1/4 inch wide.
• Horizontal or stair-step, indicative of potential structural problems.
• Expanding or changing over time.
• Accompanied by other signs of potential foundation problems, such as doors or windows sticking or visible bowing or bulging in walls.

Wrapping Up

In conclusion, understanding the causes and implications of brickwork cracks is fundamental in maintaining a building’s structural integrity. 

By discerning different types of cracks, such as hairline, vertical, horizontal, diagonal, and stair-step cracks, homeowners and potential buyers can better evaluate the severity of the issue and respond appropriately. 

External factors like weather conditions, seismic activity, structural movements, and poor-quality construction materials are key contributors to brickwork damage and need to be factored in during the evaluation. 

While minor, non-structural cracks might be manageable with a DIY approach, larger or evolving cracks, especially those wider than 1/4 inch, require professional attention. 

Regular monitoring and informed vigilance are paramount to safeguarding the longevity and safety of a property, thus empowering homeowners and potential buyers to make better-informed decisions.