Originally Posted By: srowe This post was automatically imported from our archived forum.
Jeff,
What is the structure made of? Concrete posts with frame up? Any signs of deflection, walls out of pumb, etc?
Without actually being there, it doesn't appear to be a structural problem by looking at the photos. Those cracks may have occured 30+ years ago after the first heating season (if framed). I have seen many homes do this in my area due to shrinkage of the framing coupled with poor construction techniques (not leaving a gap between exterior sheathing to allow for shrinkage), BUT NOT structural.
Originally Posted By: dduffy This post was automatically imported from our archived forum.
jweinberg wrote:
I inspected a 4 plex yesterday and noted a long (40' - 50'), repaired horizontal crack at the apex of the bowed stucco siding along the entire back wall of the building. It was about 1 to 1.5 feet up from the bottom of the second floor that slightly overhung (cantilever) the garage supports below. It was very uniform. There were very few other cracks in the siding of this 35 year old structure.
Jeff, not being there also but just a thought. I have removed stucco from buildings with the exact kind of bowed looking crack, which was repaired.
Under the stucco, mesh, and styrofoam was a T-111 siding joint warped and not properly attached to the framing. Someone had the EIFS installed years after the building was originally built, in a sub-standard fashion.  Just a guess not knowing what the building is constructed with.
Originally Posted By: jweinberg This post was automatically imported from our archived forum.
srowe wrote:
Jeff,
What is the structure made of? Concrete posts with frame up? Any signs of deflection, walls out of pumb, etc?
Without actually being there, it doesn't appear to be a structural problem by looking at the photos. Those cracks may have occured 30+ years ago after the first heating season (if framed). I have seen many homes do this in my area due to shrinkage of the framing coupled with poor construction techniques (not leaving a gap between exterior sheathing to allow for shrinkage), BUT NOT structural.
Wait for more opinions and keep us posted!!
Sorry Shawn,
Here is my structural description:
Foundation:
?Poured Concrete perimeter with poured Concrete Grade Beams ?Crawl Space Configuration
Columns:
?Wood 4x4 on Concrete footings
Floor Structure:
?Wood Girders 4x6 on wood columns ?Plywood Subfloor
Wall Structure:
?Wood Frame 2x4
Ceiling Structure:
?Wood Joist 2x6
Roof Structure:
?Rafters 2x4 with Purlins ?Waferboard (OSB) Sheathing over Spaced Plank Sheathing
Shawn, Did you mean shrinkage (as you wrote) or expansion for the gap between exterior sheathing. I don't see how shrinkage of the sheathing could cause a bow at sheathing ends....but see how it could happen through expansion. Or are you saying the sheathing was shrunk when installed without a gap and when heated they expanded to cause the bow? Sorry to be so obtuse but I want to make sure I understand what you mean.
I will take a closer look when I go back on Wednesday. There are numerous identical buildings directly next to this one that I will look at to compare.
Also, I will look closer at the support under this back second story. I looked at my photos again and there was a repair directly at the top of one of the wood support columns. See picture below
Originally Posted By: jweinberg This post was automatically imported from our archived forum.
dduffy wrote:
Jeff, not being there also but just a thought. I have removed stucco from buildings with the exact kind of bowed looking crack, which was repaired.
Under the stucco, mesh, and styrofoam was a T-111 siding joint warped and not properly attached to the framing. Someone had the EIFS installed years after the building was originally built, in a sub-standard fashion.  Just a guess not knowing what the building is constructed with.
Dale,
See the structural description above. I'm fairly certain this is original stucco siding. And it is definately not EIFS.
Originally Posted By: dduffy This post was automatically imported from our archived forum.
Jeff,
That portion of the home being cantilevered, with the framing beginning above the decking, which looks like the crack begins where the interior floor would begin (vertical framing), it could be a backer rod for a hard coat stucco expansion joint, cracked-restucco-ed.... just another guess, it just does not look like a structural issue from the pictures.
Having a structural engineer available at a moments notice is a benefit I have, and I don't hesitate to ask him to look at many issues found (commercial property). Find yourself a good one, they are very beneficial in this industry, and will save your a$$. Get to know one well, many charge much less than I do. I use a retired engineer with a current license, real nice very intelligent man......John, come over here and look at this would you?...no problem Dale.
One thing about these message boards, everyone can guess till their heart is content..... 
Originally Posted By: srowe This post was automatically imported from our archived forum.
Quote:
When installing wall sheathing along the
band joist between floors in multistory
construction, leave space at edges or
ends of the panels which are applied
over the band joist. This allows the
lumber to shrink, regardless of whether
the wall sheathing panels are installed
vertically or horizontally. For best results,
use dry lumber or engineered wood
framing products for band joists, to
minimize cross-grain shrinkage which
could cause buckling of wall sheathing
or stucco cracking.
Originally Posted By: ccoombs This post was automatically imported from our archived forum.
Jeff
I have seen this type of crack many times. I would say this is the most common type of stucco crack in multi-family projects. Without exception, every case I have seen has been a non-structural issue.
The detail Shawn provided is very good. The cracking can be the result of plywood sheathing stopping at the sole plate and nothing on the side of the rim joist (solid or I-joist). Another issue is the shrinkage of the framing is in one direction and the shrinkage of the rim joist is in another direction. It also seems that every stucco contractor installs the lath with a lap at this location.
Based on the limited photos, it looks like the support below this wall is isolated posts or very small walls. This type of construction/design is no longer allowed (due to the failure of an apartment building during the Northridge Earthquakes that resulted in the majority of the fatalities). In these cases the lateral forces are transferred to the rear of the garage and results in an excessive amount of movement at this face of the wall. This movement can add to the amount of the cracking.