Hello dear forum members,
We are currently building our dream home with a general contractor and I would like to ask for your advice on one of the remaining issues. The single-family house measures 14m x 8m (46ft x 26ft) and is fully clad with brick veneer. During an inspection by our independent expert, they criticized the absence of expansion joints. Apparently, these were not included in our general contractor’s plans, and the bricklayer did not install them accordingly. After a thorough review of the situation by the general contractor and the bricklayer, it was decided to cut a total of four expansion joints afterwards. Unfortunately, we are more than disappointed with the result—my wife even cried the first time she saw the joints. Unlike the approximately 1.5cm (0.6 inches) width of all the other joints, the cut expansion joints measure almost exclusively more than 3cm (1.2 inches). If a regular joint happens to be next to a cut joint, their widths add up, resulting in a visually quite disastrous effect (see photos).
The construction manager gave us hope that the appearance would improve after grouting the joints, but from our point of view, this has not been the case. Our expert also says he has never seen anything like this before. With the final inspection approaching quickly, we are wondering what to do. Of course, we have already informed the construction manager that we consider the execution of the joints to be defective. At the moment, we are planning to somehow conceal the joints after handover—either by coloring them to match the bricks or by using a trim. However, at least a substantial compensation from the general contractor would be expected. This can’t be acceptable, can it? If not, how would you assess the damage? Is this “just” a visual defect, or is it also a functional problem? Could we, in theory, demand that the affected section of the facade be replaced?
I would really appreciate your expert opinion. If I have forgotten any important details, please let me know briefly.
Thank you in advance and best regards from the north,
Simon
We are currently building our dream home with a general contractor and I would like to ask for your advice on one of the remaining issues. The single-family house measures 14m x 8m (46ft x 26ft) and is fully clad with brick veneer. During an inspection by our independent expert, they criticized the absence of expansion joints. Apparently, these were not included in our general contractor’s plans, and the bricklayer did not install them accordingly. After a thorough review of the situation by the general contractor and the bricklayer, it was decided to cut a total of four expansion joints afterwards. Unfortunately, we are more than disappointed with the result—my wife even cried the first time she saw the joints. Unlike the approximately 1.5cm (0.6 inches) width of all the other joints, the cut expansion joints measure almost exclusively more than 3cm (1.2 inches). If a regular joint happens to be next to a cut joint, their widths add up, resulting in a visually quite disastrous effect (see photos).
The construction manager gave us hope that the appearance would improve after grouting the joints, but from our point of view, this has not been the case. Our expert also says he has never seen anything like this before. With the final inspection approaching quickly, we are wondering what to do. Of course, we have already informed the construction manager that we consider the execution of the joints to be defective. At the moment, we are planning to somehow conceal the joints after handover—either by coloring them to match the bricks or by using a trim. However, at least a substantial compensation from the general contractor would be expected. This can’t be acceptable, can it? If not, how would you assess the damage? Is this “just” a visual defect, or is it also a functional problem? Could we, in theory, demand that the affected section of the facade be replaced?
I would really appreciate your expert opinion. If I have forgotten any important details, please let me know briefly.
Thank you in advance and best regards from the north,
Simon
pffreestyler schrieb:
Posts are really moderated.House building forum and moderated. That’s a joke.sunnyage schrieb:
The option with the cuts in the corners was denied to us because "the maximum length would become too large." So we were only given the choice of whether the cut should be made to the left or right of the door. Well, I can’t say whether that makes sense.
At least it could have been positioned elsewhere and concealed with a gutter.
Unfortunately, “could have” is not very helpful now.
In our case, the damage appears exactly at the corner, not in the middle – where the main cause is the precast lintels that have not yet been properly separated with expansion joints. The length on the eaves side is also 14 m (46 feet); however, the brick cladding there runs continuously over 14 m (46 feet) along the eaves. The window cladding precast lintels (into which the facing bricks were cast) are attached/suspended on the continuous ring beam, since the roof there is partially open up to the ridge, so there is no ceiling.
The defect is still being repaired; it must also be separated at the start of the lintel in our case.
This is how it started:
After the first—insufficient—attempt at simple repointing, it quickly looked like this again (the gable side is in front):
(I had already pointed out and recorded the missing expansion joint at 14 m (46 feet) during the handover; it was placed under observation. Now, after two years, the defect has become apparent. The general contractor is willing to fix it; however, the subcontractor is still struggling a bit with the implementation. So far, only the damaged, meandering joint at the front corner has been separated. But I believe that a separation is also required at the start of each lintel. We are working on that.)
Conclusion: An expansion joint is necessary.
H
HilfeHilfe10 Dec 2019 13:46pffreestyler schrieb:
Hmm no. Having the facade finished with facing bricks is very expensive, and a high-quality job can be expected. This is absolutely outrageous. You wouldn’t buy a new car that comes with major paint damage and say, “Whatever, it’s only cosmetic, the car runs fine. I’ll market it as a unique visual feature.”
Except in the finance subforum, your posts really should be moderated. Almost entirely worthless contributions, and then people get proud of their high post count. It really annoys me, especially since I usually read without logging in and can’t just ignore them. I know, you don’t care at all, but I had to get that off my chest.Why?!
I just want this to show up as a thread to watch among so many others. I find it an interesting topic.
Are you jealous of how many posts I have??? I can share some with you…
P
pffreestyler10 Dec 2019 14:31Okay, that at least makes some sense, but I wouldn't have known that. I only see the crappy posts.
Just a small tip: there’s a great "Watch" button at the top.
No thanks, you can keep your posts. I don’t need a virtual 8===========D comparison.
Just a small tip: there’s a great "Watch" button at the top.
No thanks, you can keep your posts. I don’t need a virtual 8===========D comparison.
H
HilfeHilfe10 Dec 2019 17:11pffreestyler schrieb:
Okay, that at least makes some sense, but I wouldn't know that. I only see the useless posts.
A little tip: there’s a great “watch” button at the top
No thanks, you can keep your posts. I don’t need a virtual 8===========D comparison.Well, I wasn’t the one who made that like comparison...P
pffreestyler10 Dec 2019 17:36I’m referring to your previous shoulder pat thread, where you noticed that you were near the top of the posts. Don’t feel like searching for it, I have better things to do.
Last post from me on this off-topic subject. Otherwise, feel free to contact me via PM.
Last post from me on this off-topic subject. Otherwise, feel free to contact me via PM.
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