Masonery Contractor or SE?

[mthomas2]

Six duplex townhomes, all with similiar details, hard from me to beleive these are "built as designed". This was the worst example, but every one is questionable in some way, above one angle mortar has fallen out exposing a rotting and compressed wood shim between the angle and brick above, some angles are partially buried or near grade, off level, ect. Built 2001, minor step cracking as appeared above angles, some may (recent tuckpointing, different wall) have apeared at a parapet 2 stories up. Most angles are supporting brick veneer, but in some locations such as this one the masonery appears structural.

Issue: evaluation and repair by a masonery contractor, or should an SE look at this?

[mthomas2]

Looks like I missed a pic:

[Dale Duffy]

Looks like the pier was placed in the wrong spot and they just added the angle iron to compensate for the mistake.

If something structural is failing I recommend a contractor repair it, the same thing an engineer would tell folks.

[rwand1]

Yes repair/improvement is warranted. As evidenced by the fourth picture in your first post there appears to be a considerable opening where the brick meets the top of the poured concrete. This area could be prone to freeze/thaw damage.

[Mario A. Kyriacou, CHI]

Originally Posted by mthomas2

Six duplex townhomes, all with similiar details, hard from me to beleive these are "built as designed". This was the worst example, but every one is questionable in some way, above one angle mortar has fallen out exposing a rotting and compressed wood shim between the angle and brick above, some angles are partially buried or near grade, off level, ect. Built 2001, minor step cracking as appeared above angles, some may (recent tuckpointing, different wall) have apeared at a parapet 2 stories up. Most angles are supporting brick veneer, but in some locations such as this one the masonery appears structural.

Issue: evaluation and repair by a masonery contractor, or should an SE look at this?

The building inspector must have had something better to do on this project,like having a coffee break.

[Marcel R. Cyr]

Amazing isn't it??

Marcel

[Patrick Bolliger]

Er....Per-fess-urinal job

Mortar looks good like a pro did it....NOT

How is the rest of place?

That place was NOT inpected.. Can't have been....

[Erby Crofutt]

Michael,

"I recommend that you consult with a qualified masonry contractor (who uses a licensed engineer to design repairs) to determine needed repairs, the best repair method, to estimate costs, and to perform any repairs deemed necessary."

I went to this, usually for foundation or framing issues, after the first three times I recommended strucural engineers. My clients were pissed because all the SE said was "yup, the home inspector is right, there is a problem, get a contractor to fix it."

[mthomas2]

Erby,

Excellent wording, thanks.

> How was the rest of the place?

Biggest problems were MAJOR grading and drainage issues: 6 buildings, and not one downspout or sump pump was discharging more than 24" from the foundations, and most were within 6". EVERY step, stoop, and patio slab was undermined, as was much of the rest of the flatwork. One of the steel window-wells was being crushed in - I’ve never seen that before - remarkably the foundations (full basements) were still in decent shape... but this was built '01, so the process is really just getting started. Plus, urban location with flat or reverse pitch in many places *and* strict municipal regulation of runoff to adjacent property - it's going to cost the homeowner’s association tens of thousands to deal with these issues alone.