QUESTION: I bought a stucco-clad house that was builder-built in the 1970s. It has a decorative Tyndall stone front around my main front window, which runs from the under the roof line to the ground, from the corner of the house to the front door. I have discovered a large crack on the side of the house that looks like the stone is separating from the front. What kind of contractor should be used to repair this and what type of experience should the contractor or stone specialist have in order to repair this problem. Also, what price range would be a reasonable cost? In other words, if the job is only a $500 job and if someone offers to do it for $100, I would like to know that there is something up with that. I really need an answer as I am dealing with a serious illness and if this is a major repair, I will need to deal with it sooner rather than later.
Patric Frena, email
ANSWER: One of the most common items I see during inspections on stucco homes with stone or brick veneer on the front is a crack between the two at the side walls. This crack typically occurs due to shrinkage and movement of two dissimilar siding materials. These will each expand and contract at different rates and a crack between the two is almost inevitable. In most cases this is not serious, but can be if the stone veneer is pulling away from the wall and not just subject to normal seasonal forces.
The first thing for you to determine is whether the crack is excessive in size, due to loose stones, or typical, due to normal shrinkage. A quick method for this evaluation may be to apply a common rule of thumb, or in this case finger, to measure the gap. If your small finger or index finger can easily fit into the fissure between the stone and stucco, there may be something to worry about. If the gap is 10 millimetres or less in width, it is doubtful that the stone is moving significantly. This should be an average measurement as the crack may be uneven in its length, due to small pieces of stucco or mortar that have fallen out or crumbled over time.
If the crack is substantially larger than the above guideline or any bowing or excessive cracking can be seen in the stone veneer, professional help may be required. Stone and brick veneers should be uniform and straight, with only minor mortar cracks visible. If horizontal cracks are seen at mortar joints that run more than the length of a few stones, there may be movement that requires repair. The masonry veneer façade is typically attached to the exterior sheathing of the house with small metal ties at various points, but these can come loose due to improper securing or excessive moisture and corrosion. The heavy stones should also be supported directly on the foundation or a metal angle iron bolted to the foundation. If there is damage to the foundation or the angle iron underneath the veneer is loose, then movement is the likely cause of the cracking.
If the crack is less than 10 centimetres in width and no major signs of movement are evident, filling the crack is the only required repair. This can often be accomplished by applying a large bead of flexible caulking, rated for exterior use, to the full length of the crack. This can be installed with only a caulking gun, ladder and minimal other tools. This type of repair should be in the minor cost range that you have noted. While minimal in cost, it is still quite important to do the repair to prevent moisture intrusion through the opening. Too much seepage can damage the sheathing or wall behind the veneer or cause more damage to the stucco and stone due expansion of the water as it freezes and thaws.
If the gap between the two siding materials fails the finger test, or excessive cracking is seen in the stone veneer, then it is time to call in the pros. This job should be evaluated by an experienced stone mason to determine the proper course of action. The repair may range from a minor re-pointing of deteriorated mortar to removal and reinstallation of loose stones. Cost will obviously depend on the severity of the damage and a reputable mason should only recommend what is necessary.
As I have already stated, most of the cracking that I see in exterior walls in the area you describe in your home is minor and can even be repaired by a handyman or homeowner.
Ari Marantz is the owner of Trained Eye Home Inspection Ltd. and the president of the Canadian Association of Home & Property Inspectors -- Manitoba (www.cahpi.mb.ca). Questions can be emailed or sent to: Ask The Inspector, P. O. Box 69021, #110-2025 Corydon Ave., Winnipeg, MB. R3P 2G9. Ari can be reached at (204) 291-5358 or check out his website at www.trainedeye.ca.
trainedeye@iname.com
