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How to fix gap between window and brickwork?

yellowbird13

Hi,

Your advice and recommendations are appreciated.

80s brick veneer home. Concrete stumps.

There is gap between the window and brickwork as per photo.

1. How concerned should I be?

2. There is some stair step crack under the window.

3.how do I fix the gap? And what products do you recommend?

Thanks

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Repairing

Doors and Windows

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JacobZ

Welcome to the Bunnings Workshop community @yellowbird13. It is wonderful to have you with us.

Unfortunately, the stair-step cracking beneath the window suggests there is movement in the brickwork, so this is likely more than a simple gap that can be sealed. I’d recommend having a structural engineer inspect the area to determine what has caused the movement and advise on the appropriate repairs.

It would be best not to fill or seal the gap until the underlying issue has been assessed, as this could conceal further movement without addressing the cause.

Once the cause has been identified and the movement has been rectified, the gaps around the window can be cleaned out and sealed with a suitable flexible exterior sealant to help prevent water and draughts entering. You might also find this guide on https://www.bunnings.com.au/diy-advice/home-improvement/doors-windows/how-to-caulk-a-window-frame helpful when completing that final repair.

Allow me to tag some knowledgeable members for their thoughts - @Nailbag, @DIY4Knuckleheds, @R4addZ.

Let me know if you have any further questions.

Jacob

R4addZ

Hi @yellowbird13

I agree with JacobZ regarding the need for professional assessment however looking at the eaves in the picture, there does not appear to be any unpainted sheeting which means either there has been no movement or it has been painted after it moved. How long has the issue been obvious? Also what caulking is there round the other windows of the house as I'm thinking it was caulked using mortar and over time it has cracked and fallen out (the other side is also not sealed). The issue may not be that bad if that is the case.

Edited to ask, what are you trying to show us with the tape measure?

R4addZ

Hi @yellowbird13

Just noted that it looks like the path has been replaced, is that the case? If so the vibration of removing an old concrete path could have caused the cracking. It also gives another indication that all may not be that bad as the line of the old path is still on the bricks and there doesn't appear to be any deviation in the run of that line which you would see if there was any subsidence.

yellowbird13

I took a photo with the measure tape just so I can have a measurement to reference for my photos.

I’ve just noticed the gap between the window and brick, so unsure how long.

it appear some remedy work completed by previous owner, we had the property for a year.

We intend to engage a structural engineer but wanted to know if this is something we can hold off on.

I’ve attached another photo

JacobZ

Hi @yellowbird13,

There's definitely some remedial work that has been done by the previous owner. Those vertical mortar lines are different to the original mortar, which tells me they've repointed the joints, likely to conceal the cracking. Considering those mortar repairs haven't cracked out in the time you've owned the property, it is a good sign that things are either not currently moving, or if they are, it is slow.

The cracking is not so severe that I'd say there's an immediate risk of failure, however it still needs to be addressed, and I'd plan to have a structural engineer assess it in the not-too-distant future. In the meantime, keep an eye on it and if the cracks widen or there is clear signs of additional movement, I would move up the time frame for contacting a structural engineer.

Jacob

R4addZ

@yellowbird13

I would do things sooner rather than later because all the time the sides of the windows are open, there is risk of moisture getting into the structure and that can only be a bad thing.

Nailbag

Hi @yellowbird13

I agree with both @JacobZ and @R4addZ in that it's definitely worth getting a domestic building engineer to have a look.

Interestingly the brickwork crack (now filled with fresh mortar) is quite some distance from the right side window gap. And though the gap is considerable, there also appears to be a decent one on the left side. And if there was that much structural movement in the window brickwork, I would expect to see more cracks up the side wall and definitely in the eve sheets or at least repair work. I'm semi-inclined to think the window opening was made too small?

The immediate issue is to seal the gaps on both sides until the inspection. I would recommend using foam filling rod. It's cheap and easy to use as well as being effective. You simply push it into place and break/cut it off to length and then cover it with a flexible gap sealant. However I would leave the rod uncovered so it can be easily removed for the engineer to see the internal space.

Nailbag

DIY4Knuckleheds

G'day yellowbird13, it looks like you need some underpinning in this area which will need to be done by a professional underpinner. Once the underpinning has been done and the house has resettled you could then go ahead and address filling in the gap which should be a lot less once the underpinning has been completed. Good luck 👍

R4addZ

@yellowbird13

Did you have a survey done when buying the house because you could have a claim against the company that did it!