huangyhg

masonry veneer ties breaking due to foundation repair
anyone aware of any instances where masonry veneer ties breaking off due to foundation repair work such as jacking up the foundation slab. i saw a building inspector pushing on a brick veneer and saying that the the brick veneer flexing is due to the ties breaking off due to the foundation repair. won't there be some movement in the veneer due to the fact these are cantileverd walls with a void between the frame and any strong push could make it flex? plus the foundation is being jacked up with the wall as one unit.
depending on the structural configuration, this could happen. for instance if you jack up a perimeter wall and there are independent interior columns, the wall might be compressed to the roof structure, thus putting the wall in compression and causing flexure.
more likely there are other causes for the issue seen. corrrosion is the most common reason for tie breakage.
comserv- my initial reaction is that maybe have corrosion in the ties rather than movement-caused breakage. most modern ties have at least a little flexibility built in to allow differential movement between the veneer and the back up wall (movements arising from shrinkage and thermal forces).
but can you describe the wall system a little more? is it a true cavity wall system (4" brick veneer, air space, block or light gauge stud back up wall, all veneer connected to studs with metal ties?) how old is the building? do you have the problem everywhere or just in certain places?
regards.
samdamon & ron,
thanks for the answers.
yes this is a cavity wall system with brick veneer sitting on the brick ledge of the slab. it has wood framing behind it. the house is about 30 years old. it appears that the everywhere the inspector pushed the wall was moving inward.
i also suspect lack of enough ties or corrosion rather than ties breaking during the foundation repairs.
thanks
comserv-
lack of ties in the original construction might very well be the cause of your issue, especially since this a house. it's easy to verify- temporarily remove a few bricks and look in the cavity with a small hand mirror.
one way to retrofit the ties is to use a helical anchor installed through the mortar joints into the studs of the back-up wall. the anchors can be installed from the exterior of the wall. several companies make them. you can get an appropriate spacing for the ties from the masonry designer's guide. hope this helps.

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