Gable End Brick Wall w/ Parapet Inspection

[Bhotar3]

During a recent inspection of a property with Double Wythe Gable End Brick Parapets, I noticed significant separation between the end of the interior intersecting walls, and the gable ends. While in the attic, I noticed that on the furthest ceiling joist, the masons piled mortar onto the wood framing. Is this a "tying" attempt?? (pics attached)

This is the first inspection I've done where I've encountered Gable End Parapets. They do not seem to be structural, as they are free standing and tied to the framing, but the walls are showing substantial bulging. My findings indicate the bulging is due to significant moisture exposure from inadequate flashing and capping. The ties aren't doing their job, and the structure only has tension cables about 5-7 ft from the top of the parapet. Some of the timber framing has also shown significant water damage/rot as well.

I assume this is a very common issue with brick Parapets?

 

[Ron247]

The mortar on the wood framing may just be where mortar fell while laying the brick and no one wiped it off. Unless there is some kind of "key" the mortar was placed in to bind the brick and wood together, it is probably just mortar that fell.

At one point you say the parapets are free-standing and next your say are tied to the framing. I am confused. Do you mean the parapets are cantilevered beyond the tension cables?

Brick in direct contact with wood tends to cause rot from water seepage through the brick.

 

[Bhotar3]

The bricks are tied back to the framing using standard brick-ties. The brick walls are on the gable ends and are showing separation from interior walls. You can see where the tension cables are located by the location of the plates.

Attempted to putty the gap.

 

[hokie66]

Hard to understand what you mean by the double brick wall being tied by with "standard brick ties". Do you mean just at intersecting internal stud walls?

The ties across the building are probably previous attempts at dealing with the leaning or bulging of the gable end walls.

I don't think the loose mortar means anything.

 

[gte447f]

I agree with others above that have said the mortar on the ceiling joist is just excess mortar that happened to accumulate on the joist while laying the bricks. I also don't understand what you mean when you mention tension cables, or when you mention brick ties. Brick ties are usually used with non-structural single wythe brick veneers, not with multi-wythe walls. I also would not put too much stock in the gap between the brick and the gyp board as indication that the brick has necessarily moved. In my opinion, it is just as likely that the gyp board walls were installed that way from the get go. Are the brick walls visually bulging or leaning without consideration of the gyp board?

 

[Ron247]

Do you mean the only attachment of the 2 layers of brick is a corrugated wall tie periodically at the interior walls that intersect the brick exterior wall? I do not see how someone could install that brick tie "tight enough" to not allow the wall to move outward some based on the typical way of installing a wall tie.