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All Forums > Technical Forums > Exteriors Forum >

brick veneer installation guidelines

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Posted By

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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Thread Start First Page
[#1] Posted: 04/08/2008 - 3:00:11 PM

Can anyone tell me how long the installation of through wall flashing and weep holes have been required, specifically in the state of OR?

I still am yet to see a house that is detailed the way it shows on BIA.org.... new homes or older.

hausdok

Kenmore, WA
Posts: 15413
Joined: Dec, 2003

online

brick veneer installation guidelines
[#2] Posted: 04/08/2008 - 5:01:36 PM

You might find this handy.

OT - OF!!!

M.

hausdok

Kenmore, WA
Posts: 15413
Joined: Dec, 2003

online

brick veneer installation guidelines
[#3] Posted: 04/08/2008 - 6:03:48 PM

Hi,

I can't tell you much about Oregon. I did a search of google books and found references to brick veneer drainage walls in texts as far back as 1920. In 1929, Sears Honorbilt put out a kit home catalog for what they called 'veneer brick' homes. I found an Australian text that says that veneer with drainage was first used there after WWII along with "Oregon" lumber framing.

ONE TEAM - ONE FIGHT!!!

Mike

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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brick veneer installation guidelines
[#4] Posted: 04/08/2008 - 7:29:39 PM

Thanks for the help Mike,

One of these days I need to convince someone to catalog all code requirements and manufacturers installation instructions from years past.

Jim Katen

Gaston, Oregon
Posts: 8139
Joined: Dec, 2003

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brick veneer installation guidelines
[#5] Posted: 04/09/2008 - 01:03:52 AM

Quote: Originally posted by Brandon Whitmore

Can anyone tell me how long the installation of through wall flashing and weep holes have been required, specifically in the state of OR?

I still am yet to see a house that is detailed the way it shows on BIA.org.... new homes or older.

The earliest code reference I can find is the 1983 CABO code. It has a drawing that shows weepholes every four feet.

That remains unchanged till the 1995 CABO, when they reduced the weephole spacing to 33 inches OC and added a requirement for flashing "beneath the first course of masonry above finished ground level. . . "

That said, I've seen weepholes and through-wall flashing on brick veneer from the '50s. I also see it regularly on commercial jobs.

- Jim Katen, Oregon

Jim Katen, Oregon
www.amipdx.com

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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brick veneer installation guidelines
[#6] Posted: 04/09/2008 - 10:27:32 AM

Thanks Jim

Chris Bernhardt

Gervais, Oregon
Posts: 1260
Joined: Jul, 2006

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brick veneer installation guidelines
[#7] Posted: 04/09/2008 - 10:50:15 AM

What about all those brick accent walls that I see with no weepage? What about around columns?

Jim, do you ever write up brick accents for lack of weepage and thru wall flashing?

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Chris, Oregon

Jim Katen

Gaston, Oregon
Posts: 8139
Joined: Dec, 2003

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brick veneer installation guidelines
[#8] Posted: 04/09/2008 - 12:46:39 PM

Quote: Originally posted by Chris Bernhardt

What about all those brick accent walls that I see with no weepage? What about around columns?

Jim, do you ever write up brick accents for lack of weepage and thru wall flashing?

I have no rules about those. I just evaluate them one at a time. The ones in the picture you posted look like they're all less than 33" wide. I figure the water will just weep out the sides.

In general, the narrow accents never seem to cause much trouble. On the other hand, the short, wide ones cause more than their fair share of trouble. Those 1950s-1960s houses with brick veneer halfway up the front wall all seem to have a little bit of damage behind them. At least every one that I've seen taken apart did.

- Jim Katen, Oregon

Jim Katen, Oregon
www.amipdx.com

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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brick veneer installation guidelines
[#9] Posted: 04/09/2008 - 5:06:20 PM

I have been writing up missing weeps at the accent areas, but only if there are other areas that are not properly detailed. Like Jim's example where they run the brick about half way up the wall.

What do you guy's think about the details on today's inspection. 1994 house with brick run half way up the wall. They used steel angle as the support instead of a footing. There are no weeps or flashing installed. I dug up a couple areas to check out the shelf , and there is some decent surface rust. I can't think of any way of preventing the steel from rusting out... just seems like a bad idea

Jim Katen

Gaston, Oregon
Posts: 8139
Joined: Dec, 2003

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brick veneer installation guidelines
[#10] Posted: 04/10/2008 - 7:36:12 PM

Quote: Originally posted by Brandon Whitmore

. . . What do you guy's think about the details on today's inspection. 1994 house with brick run half way up the wall. They used steel angle as the support instead of a footing. There are no weeps or flashing installed. I dug up a couple areas to check out the shelf , and there is some decent surface rust. I can't think of any way of preventing the steel from rusting out... just seems like a bad idea

I see steel angle iron support on commercial work all the time. Of course that stuff is usually designed by an architectural firm and has an engineer's stamp on it.

In residential, in our area, steel angle usually means that the brick was added after the house was built. I've consulted on a few mid-1990s houses that were originally clad in EIFS but that later had brick added. The steel angles were the least of the problems.

- Jim Katen, Oregon

Jim Katen, Oregon
www.amipdx.com

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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brick veneer installation guidelines
[#11] Posted: 04/10/2008 - 7:42:09 PM

What kind of time frame am I looking at before the steel fails due to rust, since there is no flashing or weeps protecting it from above, and it is buried in the ground?
Jim -- answer this question and I have a gift for you-- it's yours anyway's if you want it-- check you pm box.

Jim Katen

Gaston, Oregon
Posts: 8139
Joined: Dec, 2003

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brick veneer installation guidelines
[#12] Posted: 04/10/2008 - 8:10:36 PM

Quote: Originally posted by Brandon Whitmore

What kind of time frame am I looking at before the steel fails due to rust, since there is no flashing or weeps protecting it from above, and it is buried in the ground?
Jim -- answer this question and I have a gift for you-- it's yours anyway's if you want it-- check you pm box.

Since it's usually 5/16" angle iron, I suspect it will take a really long time to rust to the point of failure. The bigger issue is that, in our seismic zone, you're not supposed to use steel angle unless it's designed by an engineer.

- Jim Katen, Oregon

Jim Katen, Oregon
www.amipdx.com

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

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brick veneer installation guidelines
[#13] Posted: 04/10/2008 - 8:28:52 PM

Thanks

Mike Lamb

Evergreen Park (Chicago), IL
Posts: 1567
Joined: Apr, 2004

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brick veneer installation guidelines
[#14] Posted: 04/08/2010 - 09:43:46 AM

Jim, would you happen to have that 1983 CABO reference # and perhaps the text? Was that just for veneer?

Mike Lamb
http://www.inspection2020.com/

Jim Katen

Gaston, Oregon
Posts: 8139
Joined: Dec, 2003

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brick veneer installation guidelines
[#15] Posted: 04/08/2010 - 8:30:34 PM

Quote: Originally posted by Mike Lamb

Jim, would you happen to have that 1983 CABO reference # and perhaps the text? Was that just for veneer?

Here's everything that the 83 CABO had to say about brick veneer.

- Jim Katen, Oregon

Download Attachment:

cabo 83 brick veneer.pdf
118.63 KB

Jim Katen, Oregon
www.amipdx.com

Brandon Whitmore

Newberg, OR
Posts: 2787
Joined: Mar, 2007

offline

brick veneer installation guidelines
[#16] Posted: 04/08/2010 - 9:02:39 PM

Oh Crap,

I'm 2 years late on getting you that book I promised

Brandon

Portland Home Inspector

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