Got cracks in your brick walls and not sure if they’re a big deal?
Don’t worry…
Cracks in brick walls are one of the most common problems Australian homeowners encounter. Some cracks are harmless. Others are indicators of serious issues below your home.
The tricky part is knowing the difference.
Good news is, if you catch these warning signs early enough you can save yourself thousands and prevent severe structural damage to your home.
You’ll discover when cracks in a brick wall require professional repair and what the brick wall inspection and repair process entails.
Inside this guide:
- What Causes Brick Wall Cracks?
- When To Worry About Brick Wall Cracks
- What To Expect From A Professional Inspection
- How Brick Wall Cracks Are Repaired
What Causes Brick Wall Cracks?
Cracks in brick walls are not arbitrary. Something moves, puts pressure, or breaks down over time.
Homes in Adelaide are most likely to experience cracks in brick walls. Adelaide is built on some of the most reactive clay soil in the country. During wet periods it expands, and in times of drought it contracts. When it’s time to call in the professionals offering residential building services in Adelaide, they can diagnose the problem and advise on an appropriate solution.
The main causes of brick wall cracks include:
- Foundation movement: When the ground beneath shifts, the brickwork above feels it
- Reactive clay soil: Adelaide’s number one culprit for cracking masonry
- Tree roots: They suck moisture out of the soil and cause uneven settling
- Water damage: Leaking pipes or poor drainage destabilises footings
- Old mortar: Deteriorated mortar joints lose their hold over time
- Temperature swings: Bricks expand and contract through hot and cold cycles
Suburbs such as Wayville, Westbourne Park and Goodwood in Adelaide have some of the highest levels of house cracking. If your property is in these suburbs pay extra attention.
When To Worry About Brick Wall Cracks
Not every crack means trouble.
Some are cosmetic and can easily be patched up with some filler. Others indicate your home requires immediate attention. How can you tell which is which?
Hairline Cracks (Under 1.5mm)
These are the smallest of cracks and are typically nothing to worry about. Most are related to normal settling or shrinkage of materials. Paint will usually fill these in.
Cracks Between 3mm and 5mm
Ok, now it starts getting exciting. Industry stats show that cracks over 3mm have the possibility to mean structural damage. A professional will want to take a closer look at these cracks before any repair work is done.
Cracks Over 5mm
This is the red flag waving moment here. According to Australian Standard AS 2870, cracks exceeding 5mm fall into the moderate damage category and should be investigated by a professional urgently.
Other warning signs you should never ignore:
- Stepped or diagonal cracks following the mortar lines
- Cracks near windows or doors
- Doors and windows that suddenly stick or won’t close properly
- Sloping or uneven floors
- Gaps appearing between walls and ceilings
- Cracks that get bigger over time
Here are some signs that you need a professional. The longer you wait to correct these problems, the more costly repairs become.
What To Expect From A Professional Inspection
You just had someone come out to evaluate your cracks in a brick wall…. Now what?
A professional building consultant will have a process that they follow. They are not going to start bombarding you with quotes. First thing they will do is diagnose why the cracks are occurring.
Here’s what you can expect:
Initial Visual Inspection
Step one is a comprehensive walk-around of your property. The inspector will examine both interior and exterior walls. They will note crack patterns, widths and locations. Crack gauges are used to precisely measure each crack.
Site And Soil Assessment
Next they will assess the surrounding site. This includes checking:
- Soil type and moisture conditions
- Drainage around the home
- Trees and vegetation near the foundation
- Any visible plumbing issues
- Site history (previous repairs, additions, etc.)
Structural Evaluation
Should the cracks appear to be significant you may wish to instruct a structural engineer to carry out further investigations. This is important where properties are displaying signs of subsidence or significant movement.
Written Report And Recommendations
After inspection is carried out you should receive a report. This report will explain what is causing the cracks in the brick wall. Along with how serious the damage is and what needs to be done. You will be advised on costs and how long it will take to complete.
A good report will clear things up for you. You will know precisely what the issue is and what needs to take place.
How Brick Wall Cracks Are Repaired
The type of repair depends entirely on what’s causing the cracks.
Cosmetic Repairs
Minor cosmetic cracks that pose no threat to the structure can be repaired easily. Use filler, sealant and some paint.
Mortar Repointing
Repointing repairs damaged mortar between bricks. Old, crumbling mortar is dug out and replaced with new mortar. This strengthens the wall and seals it against water.
Brick Replacement
Occasionally a brick or bricks will need replacing if they are too far gone. These faulty bricks are carefully removed and replaced with new ones that match. It is essential that the colour and texture of existing brickwork is matched for the repair to blend in.
Underpinning
The only solution for major foundation movement is often underpinning. Your homes footings are stabilised with new concrete or resin injections. It’s costly, but needs doing if subsidence has occurred.
Wall Reconstruction
Sometimes, you may have to rebuild an entire section of wall. This is the absolute worst-case scenario, and typically only occurs when nothing else will work.
Prices range from very low to sky high. Repairing structural cracks can range from $4,000 to $40,000 depending on severity, access to the cracks and if your foundation needs stabilising. The quicker you deal with the issue, the cheaper repairs will be.
Bringing It Home
Cracks in brick walls are a fact of life for Australian homeowners. The key is knowing when to worry and when not to.
Here’s a quick recap:
- Hairline cracks under 1.5mm are usually fine
- Cracks between 3mm and 5mm need a professional opinion
- Cracks over 5mm require immediate expert attention
- Diagonal or stepped cracks often signal foundation movement
- Early action saves money and protects your home
Don’t disregard your brick walls crying for help. The longer you ignore them, the more damage will occur. If you notice anything concerning, have a professional come out and assess.
Your home is your biggest investment… Treat it that way.
