Expert: Bruce E. Johnson - 3/18/2009

Question
QUESTION: Hi, Bruce,

Our house was built in 2005. Recently I noticed that there are stair-step cracks on our exterior walls at two places, both running from below the window to the ground. Should we be worried about it? what should we do?

thank you,
-Baiyu

ANSWER: Hi Balyu, window and door openings are the most common places for structural cracking to occur for obvious reasons.  The opening in the masonry allows the wall to flex more here than the solid sections of walls.  It is fairly common.  If the masonry above and to each side of the window or door opening begins to show signs of major cracking then you may have a problem.  Or if your windows begin to stick or seem out of level you may have a problem.  Depending on your area and your legal paperwork with your builder you may have  a 5 year warranty on this type of thing.  Most minor cracks ( 1/4" or under) can be easily fixed with a good urethane caulk or a cementious caulk is available nowadays also. With the caulking you turn the cracking area into an expansion joint.  The caulking will allow the masonry to expand and contract without further immediate problems.  Most residential builders don't use expansion joints in their masonry whereas most commercial projects almost invariably use an expansion joint every twenty feet or so in the masonry walls to prevent this sort of thing.  I hope this information helps feel free to write again regarding this or other matters, sincerely bruc e johnson..bejohnsonsonsulting.com

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QUESTION: Please take a look at the attached picture. Does this look like a foundation problem to you? Should we be worried, or we just need to caulk the crack up? thx!!

Answer
Hi again Baiyu, From the photo, it looks like you are experiencing a simple expansion crack.  You can grind it out and fill it with a good urethane caulk.  This will allow the concrete and brick to expand and contract.  Or you can add some latex bonding agent to some patching mortar and fill the crack or point up the brick with it.  I hope this information helps, feel free to write again regarding this or other matters, sincerely, bruce e johnson..bejohnsonconsulting.com