Subsidence Problems in a Brick House

Vertical Cracks

• Vertical cracks are very common in the foundations of homes, and when subsidence occurs these cracks are usually visible above the dirt line on a foundation. In brick homes, subsidence may produce vertical cracks that will appear either in the mortar joints, which is most common, or through the bricks themselves, but this is decidedly less common. Most small vertical cracks are not cause for concern, especially if they are shorter in length than a dollar bill.

Stair-Step Cracks

• Stair-step cracks are much more worrisome to homeowners, simply because it looks as though the house is literally going to crumble. Stair-step cracks are so-called because they form a pattern that resembles a staircase. Several bricks and mortar joints can be affected by the same stair-step crack. While this type of crack looks terrible, it is not as serious as it appears and can be repaired. It appears due to several sections of the foundation losing ground thanks to subsidence.

What to Do

• Small cracks will generally seal themselves back up when the ground temperatures change and the subsidence ends. Usually, you will see these cracks appear when temperatures drop, and then they will disappear by the time the warmer months come back around. Larger cracks and stair-step cracks can be repaired by repointing the bricks and filling the mortar back in. Be prepared to have to do this around once a year, especially if you live in an area that is prone to subsidence problems.

When to Call in a Professional

• When cracks are large, deep or horizontal, this is an indication that there is a serious foundation problem occurring. This can be exacerbated by subsidence, or the subsidence itself may be quite severe. It is best to call in a foundation expert who can diagnose the problem and offer solutions such as erosion control ideas, as well as actually fix the cracks before they worsen.