Wall cracks, garage conversion.

[62945835]

Hi all

Please see photos

Thinking of converting garage to bedroom and started exposing brickwork to have a look at the cracks.

Brick wall on the right is single and the brick wall on the left is double (external). This is a 1930s property.
Now at what point do those cracks become a concern? How big do they have to be? Is it worth doing anything with them or will they be ok for garage conversion?

Regards

 

[johnny2007]

Remove the plaster so you'll know how bad it is.
Frankly, looking at the pictures it's not bad, but needs investigating.

 

[62945835]

Thanks Johnny, i will remove the plaster to have a better look.
Looking at this last photo the crack seems to go all the way up.

 

[62945835]

Brickwork now exposed.

Crack on wall to the right side seems to divert towards external wall on the left. Also exposed the bricks on the left external wall which seem to have bigger cracks as it leads to the window.

View attachment 193365 View attachment 193368

 

[johnny2007]

Cracks under the window are easily dealt with.
The one in the corner is due to bricks being laid wrongly, vertical joints too close.
Personally if the wall is solid and hasn't moved for years, i would brace the cracks with stainless steel and plaster over.

 

[62945835]

Thanks Johnny

Not sure how long cracks have not moved for as have only been in the property for 1 year.
In simple non builder terms what do you mean by brace the cracks with stainless steel and plaster over? I googled and found HeliBar which is a helical stainless steel reinforcing bar, is that what you mean?

 

[johnny2007]

For under windows yes.
Also for corners, although I would also brace it with rigid corner straps.

 

[KenGMac]

Are there any indications of external cracks?

As for "stabilisation" go with any of the "Helifix" products, they all work, very well and there are several different systems for all sorts of cracks, i have specified most of them at one time or another.

Consider insulating the external wall on the internal side? if you have the space?

if plastering, apply stainless steel mesh over the cracks and plaster over?

Ken.

 

[62945835]

There doesn't seem to be any external cracks on the the rendering.

Yes my plan is to hopefully dpc/batten and 50mm insulation inside the external wall. Also cut a doorway where i have now exposed the brickwork on the right hand side wall as it leads to the kitchen.

 

[KenGMac]

If there are no external cracks showing, then it is safe to say that the crack is probably old and is not presently moving, just keep an eye on it.

Ken.

 

[62945835]

Brickwall under window now exposed.
I have a feeling the outside is probably the same but it looks ok as its rendered.

So should i put 3 helibars underneath the window at say 4-5 bricks apart?
Also put 1 helibar at the top of the right hand side wall where the door will be with bracket either side of wall?

Thanks