I dont see alot of brick veneer homes over wood frame, maybe once a year in my area. Typically, if there is brick, it is a thin brick over block.
So this one I assumed was thin brick, but couldnt tell for sure until I finally got into the attic and crawled over to the top plate. (2x6 top plate with a hurricane clip)
However, the window openings did not have any lintels. Do you guys ever see brick veneer with no lintels?
No, I can’t say that I have seen openings without lintels.
Good info here on table 2 and figure 6 (Also, the IRC specs sizes of lintels.): https://www.gobrick.com/media/file/28-brick-veneer-wood-stud-walls.pdf
From:
I have seen it one time in my life and the bricks had sagged and cracked at every window. Also, not a single window in the entire house would open.
Yeah, that’s what I would expect to see, but the house is 38 years old and looked great.
I’m sure it’s wood frame, because you can even see the sheathing in that picture of the top plate.
But there are no weep holes, the brick goes below grade, and the county appraiser says block…
Very odd.
I’ve seen it done that way on older homes and on some newer houses without any obvious issues.
I’ve also watched masons hide the lintels behind the brick, notching the back side. Lots of extra work though…
Requirements call for 2/3 bearing on the lintel and I don’t see that, though.
Following another forum, I found this diagram illustrating a soldier course tied into a concrete lintel. The brick in the drawing is structural. Is it possible the subject property is the same?
Hi James. That is interesting. Do you have any thoughts as to why it is designed this way?
My thoughts (i.e. SWAG) are that it: 1) looks prettier, and 2) helps protects the lintel from direct exposure to weather.
Sounds reasonable. I am trying to visualize how water would escape.
Begin with… “How water would enter the system?”… thus the likely reason for a lack off weeps on modern housing.
With the exception of ‘driven rain’ and assuming proper construction techniques and materials, there is little concern of water intrusion that high up a wall, above a window, even on multi story homes.
IMO, most water intrusion problems are related to improper window flashing/sealing at the fenestration, and not the lintel cavity itself. If no water gets in, there is nothing to drain out.
They are in every new home I inspect. Fenestration is the most protected utilizing proper brick flashing and weeps. Also, southern homes dry to the exterior, which might be a consideration.
Here is a good case study. I have concerns about the flashing and clogged weeps along this lintel. Is this rust from the water seeping from behind the brick or exterior water collecting along the brick/lintel?
The same house, this is the front door, which is covered.
Further back view. Problems were garage lintels, front window lintels, and the front door lintel.
I have the opposite observations.
Weeps are rarely ever seen on residential, perhaps only 1-5% of the time.
Commercial structures, I observe them 90-95% of the time.
I wonder why that is? 
(facetious).
Off the bat… I have issue with the brick/masonry being (heavily) painted!
Talk about “locking in” the moisture and preventing the wall from breathing and allowing the moisture to escape and dry.
Yep! Typically, I do not comment on my concerns with painted brick, but something is going on with this 11-month-old home, and I had enough visible evidence for it to make an ‘honorable mention,’ lol.
My friends call me Jim. The idea was to have the lintel for support without the ugliness.
It (the lintel) would be installed in front of the felt or house wrap and the windows would be flashed as normal.
All brick veneers should be flashed at the foundation level and weeps should be installed.
I prefer a cotton rope but a lot of plastic tubes get used.
Thanks Jim!
FYI… no lintel necessary!
Just sayin’.
