Need home (structure) advice. Is this going to fall apart?

BRPORSCHE · 10-04-2018, 05:10 PM

SO and I are looking to purchase a house. House was built in 2013 and from outward appearances all seemed well before putting down earnest money. Home inspector found that the exterior brick below the window was loose and the cracks/gaps had formed.

I am not an engineer, but I probably slept with his girlfriend during school.

I understand that this could be a settling issue, but want to know the PPOT brain trust thoughts. David(125) want to take a spin up to the Woodlands and check it out? We have until Wednesday of next week to either terminate the contract or proceed with the sale.

Without further ado.... picture time.

BRPORSCHE · 10-04-2018, 05:11 PM

for reference it is the double window above the garage. Cracks on the corner are on the right side of the window and so is the gap.

Chocaholic · 10-04-2018, 05:14 PM

I think that would have me continuing my search. Proximity to the neighboring homes would do the same.

BRPORSCHE · 10-04-2018, 05:20 PM

Thanks guys. And Mark we have a structural engineer coming out in the next day or two to looks things over. The structure is still under warranty from the buolder but I'd rather not deal with that.

And I wish I could have ten acres, a small landing strip, and a pond but that isn't happening.

dad911 · 05:41 PM

Builder 10 yr Warranty will not cover that.**

They likely laid the brick on a wood ledge, or didn't bolt(support) angle iron under the window properly. Also no weep holes above flashing (likely water stains in garage ceiling)

From the sloppy, washed joints under the window, looks like they tried repointing the brick already. To fix it right, that roof is coming off, needs to be flashed properly, brick removed, flashed, and replaced from ledge to bottom of window.

** most warranty books would have builder repair by caulking cracks/repointing brick with gaps larger than 1/4".

Looked it up in our book:

BRPORSCHE · 10-04-2018, 05:37 PM

Holy crap. You just nailed it dad911. There are in fact water stains directly below in the garage. I meant to take a picture today but didn't. I thought they seemed out of place.

wdfifteen · wdfifteen's Garage

I honestly can't tell much from the pictures. Guessing here, but is picture #2 from above the garage? Should it be rotated 90 degrees CW to represent the orientation? If so, then yes, that's serious stuff. Not a foundation problem, but the framing around the garage door is sagging.

Jims5543 · 10-04-2018, 05:41 PM

I am distracted by the chick in white pants and black pumps.

Does she know Labor Day has passed?

drkshdw · 10-04-2018, 05:48 PM

Judging by the two different colors of mortar, it's been a problem and has already been corrected once before. Seeing as how the house is only 5 years old, it won't be long before that entire facade will need to come down, structural modifications made and then redone. Imagine what else is going to present itself in the next 10-15-20 years. I'd terminate the contract and keep looking.

dad911 · 10-04-2018, 05:55 PM

Quote:

Originally Posted by BRPORSCHE

Holy crap. You just nailed it dad911. There are in fact water stains directly below in the garage. I meant to take a picture today but didn't. I thought they seemed out of place.

35 ys in business. 2nd generation builder, father was 3rd generation mason.

There should also be weep holes where the brick meets the foundation.

If not, run away.

roof should be flashed like this to prevent leaks:

@ Jim - I had to look three times, must be slipping.....

MotoSook · 10-04-2018, 06:46 PM

Structurally it may be fine but unless the seller is willing to pay or discount the price to cover a proper repair I would say screw it. Once the bricks are pulled away you may find additional repair so some contingency will need to be built into the discounted price.

MotoSook · 10-04-2018, 06:49 PM

If that area needs repair so will the other brick area over time. I assume it is just the front walls. Anything can be fixed but how much are the sellers going to Discount and is it worth your risk?

MotoSook · 10-04-2018, 06:51 PM

To answer your topic question: yes it will eventually fall apart.

A930Rocket · 10-04-2018, 06:51 PM

Dad911 nailed it. Not enough support for the brick.

We used to bolt lintels to the house for the brick to sit on, but stopped that 20 years ago. Now it goes up in a straight line.

I think the triangle shaped brick at the bottom is strange. Something weird about it.

Weep holes with a dam/flashing needed above the windows too.

It’s not covered by a 10 year structural warranty either. It’s a veneer.

stomachmonkey · 10-04-2018, 07:03 PM

It's a TX house.

The brick is "siding", decorative, not structural.

It's window dressing.

Will it get worse, probably.

But it's cosmetic and easily remedied.

We had a similar situation with our new build two years in.

Entire wall above the the double garage and a portion under the single feel in.

Took one day to fix and 8 years later I'd all but forgotten about it till this post.

Tell seller to fix it.

They can put money in escrow to cover cost so you can still close.

Basically, if they don't address / take care of, the money in escrow is there to cover the cost.

BTDT.

Don Plumley · Don Plumley's Garage

Quote:

Originally Posted by Jims5543

I am distracted by the chick in white pants and black pumps.

Does she know Labor Day has passed?

That, my friends, is damn funny.

BRPORSCHE · 10-04-2018, 07:27 PM

Quote:

Originally Posted by Don Plumley

That, my friends, is damn funny.

Who knew PPOT would be full of builders and fashionista's?

Don, we had already picked out where the 300 bottle wine fridge would go. Or the spare bedroom for you to come and enjoy Houston's finest.

dad911 · 10-04-2018, 07:29 PM

Wine fridge? Spare room? I'll bring my trowel, who's got a ladder?

KFC911 · 10-05-2018, 01:20 AM

Quote:

Originally Posted by Chocaholic

I think that would have me continuing my search. Proximity to the neighboring homes would do the same.

Yep...me too. Can it be fixed....of cour$e, but I'd not be willing to do that unless this particular house is really special or a screamin' deal too good to pass on....and I'd still likely pass.

red-beard · red-beard's Garage

Quote:

Originally Posted by Mark Wilson

That is significant. I'd hire a structural engineer to look it over.

The brick is a facade, so not structural. The issue I have is the brick being loose is water entry and mold. That window also does not look properly installed.

Who is the builder?