I stumbled upon this site while looking for some information on brick overhang on foundation. I found a lot of useful information on this site. I am ignorant when it comes to construction. So I request your expert opinion in this regard.
I am a buyer who is in a dilemma. I want to buy this house and got it inspected after contract. The inspector found a problem with the way brick veneer was made. The bricks were nearly 1 inch over hanging the foundation. I think there may be some skim coating on the foundation too.
I have been trying to find some code that specifies whether this is safe or not. But couldnt find any. Can you please advice me on whether this is OK? If not what would be the best method to fix it.
I appreciate your comments in this regard.
Hello Clark and Cyr,
Those were very informative and just what I was looking for. The Rehab guides covered all the areas of repair. I have since talked to the builder. Apparently the inspector devised a solution for the overhang.
They are pouring more concrete under the over hang to support the veneer. Will it hold? Is that a good solution?
i’ve never heard of pouring extra concrete to fix this issue.
my first instinct says it’s not the way to go.
repairs i’ve seen have been with metal angle put under the brick and attatched to the foundation wall.
i’m sure others will chime in.
I agree. According to the Masonry Advisory Council that Marcel referenced in his post “If there is more than 1 1/8" overhanging the foundation, an engineer should be contacted to design a small angle to be bolted into the foundation wall to support the brick.” That angle iron would be referred to as a lintel. However, from your original post and from the photos it would appear the bricks do not meet that 1 1/8" requirement.
Adding concrete will be cosmetic only. In order for concrete to support anything it needs to be structurally tied into a footing with rebar.
You say the bricks overhang nearly an inch. If you can determine the skim coat/parging thickness, you will then be able to determine the actual amount of brick that is unsupported. Like Michael stated, if it’s over 1 1/8" it’s too much according to accepted standards.
It looks like they put a coat of acrylic stucco finish on the foundation. If that is the case. It is very thin.
Thank you all for you advice and opinion. I appreciate it. You must have noticed in the top right picture. There is already a crack like a wedge under the brick.
I think the failure has already started. Its a house built in 2006 Dec. I dont see the wall lasting long enough for us to enjoy the home.
That little crack you are seeing in that photo is the parge coat or skim coat referred to in the above posts that has cracked. That is a cosmetic issue only that is seen on many, many slab on grade homes but it was not helped by the overhanging brick in this case. I think you have a relatively minor issue here…don’t overreact to it. Have the builder provide a PE stamped solution and you should be good to go. I would think adding a lintel is the appropriate fix but a lintel will probably be as unsightly as the brick overhang.