Technically Speaking - A Building Podcast

Cracks in brick and masonry walls are one of the most common issues faced by property managers and building owners—but not all cracks mean the same thing.

In this episode of Technically Speaking, host Joe Shelton is joined by ETC engineer Dylan Saint-Leger to discuss the most common causes of masonry cracking, how to identify potentially serious structural issues, and the repair strategies used to address them.

The conversation covers everything from foundation settlement and expansive soils to thermal movement, corroding steel lintels, drainage failures, and wall tie deficiencies. Joe and Dylan also explain why some cracks are merely cosmetic while others may indicate significant safety concerns, including loose masonry, wall bowing, and falling brick hazards.

Whether you're responsible for a commercial property, condominium, apartment building, or historic structure, this episode provides practical guidance on recognizing warning signs early and avoiding costly repairs down the road.

Listen in to learn how proper inspections, monitoring, and timely maintenance can help protect both your building and your budget.

Key Topics Covered

• Why brick masonry is prone to cracking
• Foundation settlement and expansive clay soils
• How thermal and moisture movement affect masonry walls
• The importance of control joints
• Corroded steel lintels and their impact on brick facades
• Wall ties and masonry anchorage systems
• Drainage failures, flashing, and weep systems
• Foundation wall cracking caused by hydrostatic pressure
• How to distinguish cosmetic cracks from structural concerns
• Warning signs including bowing walls, displacement, and loose brick
• Crack monitoring and investigative techniques
• Masonry repair options, repointing, brick replacement, and retrofit anchors
• Underpinning foundations with helical piers
• Why early intervention saves money and improves safety

Key Takeaways

• Not all cracks are serious, but all cracks deserve attention.
• Understanding the cause of a crack is essential before selecting a repair method.
• Repointing alone will not solve movement-related issues such as settlement.
• Corroded steel lintels are a common source of severe masonry distress.
• Water management systems behind masonry walls are critical to long-term performance.
• Building owners should monitor new or changing cracks and document them with photographs.
• Early identification of masonry issues can prevent major structural repairs and safety hazards.

About the Guest

Dylan Saint-Leger, P.E. is a registered professional engineer licensed in Washington, D.C., Maryland, and Virginia. With more than a decade of experience at ETC, Dylan specializes in building envelope investigations, structural assessments, and masonry restoration projects.

Suggested Episode Tags

Masonry, Brick Facades, Building Envelope, Structural Engineering, Property Management, Building Maintenance, Foundation Settlement, Construction, Building Inspections, Masonry Repair, Engineering Podcast, Commercial Real Estate, Building Owners, Facade Safety, ETC Engineering

Most building projects don’t have to turn into chaotic nightmares - if you know the insider secrets. Cassie Park, senior registered engineer at ETC, reveals the proven strategies that turn complex repairs into smooth, successful wins. Whether you're facing a major facade overhaul or planning a phased renovation, these insights will save you money, time, and stress, and keep your community happy. In this episode, Cassie shares crucial tips from decades of hands-on experience, including why clear communication can save your project, how to plan for unseen costs, and the importance of early coordination with manufacturers and authorities. She breaks down the real costs and risks of phasing projects and why doing it all at once can actually be smarter and more cost-effective. Plus, discover how to handle historic buildings, hazardous materials, and site logistics like a pro, avoiding costly mistakes before they happen.You'll discover:

Ignoring these essential tips can lead to skyrocketing costs, prolonged timelines, and unhappy stakeholders. But with Cassie’s no-nonsense advice, you’ll unlock opportunities to streamline your project while minimizing disruption and budget surprises.Whether you’re a property manager, owner, or community leader, this episode arms you with the game-changing insights that can make your next building repair or renovation a resounding success. Get ready to plan smarter, avoid pitfalls, and deliver results your community will thank you for!Why this works:

This episode hooks listeners with the promise of insider secrets to avoid costly building repair mistakes. It targets property managers and owners facing major renovations, offering them tangible, actionable insights. The copy builds curiosity by teasing proven strategies and risk-avoidance tactics, encouraging clicks from those eager to save time, money, and headaches. The tone is professional yet approachable, ensuring it resonates across platforms.

In this episode:

Timestamps:

00:00 - Introduction to building repair projects and their significance

00:30 - The role of communication in project success

02:22 - Planning and design: involving qualified professionals

04:17 - Project phasing: costs and resident impacts

05:45 - Managing contractor fatigue and project timeline

08:28 - Building contingencies for unforeseen conditions

10:23 - The importance of testing hazardous materials early

12:19 - Historic building restoration considerations

14:32 - Site logistics and community engagement strategies

16:18 - Town hall meetings and stakeholder communication

18:41 - Contractor bidding process and assessment

20:07 - Contract negotiation, permits, and project kickoff

22:20 - Pre-construction meetings and mock-ups

23:44 - Manufacturer involvement for warranty protection

25:32 - Handling HVAC units and service agreements

27:21 - Color matching, material consistency, and material procurement

28:47 - Managing scope changes and permit closeout processes

30:13 - Conclusion and resourcesResources & Links:

Note: For detailed guidance on building repair projects, always consult with qualified professionals and review local jurisdiction requirements.

[2:26] Underlying issues of cracks in reinforced concrete.

[4:13] Not all concrete cracks are created equal.

[9:15] How elemental factors affect exposed concrete.

[13:06] Tendon failures in prestressed and post-tensioned concrete.

[16:48] Evaluating concrete cracks for repair.

[20:11] Delaminated steel affects concrete strength and requires complete repair.

Resources:

ETC Website

Listen to more Behind the Masonry Wall Podcast Episodes

When installed correctly and with recommended maintenance, pavement can retain its durability for more than 25 years. However, a successful pavement project depends on numerous factors, including having a clear scope of work, a competent contractor, and a thorough bidding process. To discuss all facets of a pavement project, Host Joe Shuffleton speaks with expert Ron Brookman. Ron has more than 47 years of experience in the Washington-Baltimore area in pavement installation, reconstruction, rehabilitation, repair, and evaluation project management. During the discussion, Ron shares best practices from beginning the bidding process, characteristics of a qualified pavement contractor, and important closeout procedures.

[1:01] Best practices for finding a reputable pavement contractor.

[4:27] Want quality bids? Have a clear scope of work.

[8:09] Tips for a smooth bid process.

[13:50] Take care to clarify contractor terminology.

[17:46] Legal due diligence and contingency payments.

[22:49] What to do at project closeout.

Resources:

ETC Website

Listen to more Behind the Masonry Wall Podcast Episodes

[1:23] Trey describes the process of becoming certified by the Association of the Wall and Ceiling Industry.

[2:47] Exterior Insulation and Finish System (EIFS) has been known by many other names in the past.

[3:42] Trey explains the process of installing wall cladding, providing each step in detail.

[6:45] In Trey’s experience, he sees vertical trowel lanes used for drainage in EIFS.

[7:57] Do finishing top coats provide a weather-tight configuration?

[9:29] The three main types of joints associated with EIFS.

[12:39] The difference between stucco and EIFS.

[14:25] Trey describes the history of EIFS in the United States, issues found in early installations, and why it is still a preferred wall cladding.

[18:32] Building codes, common practices, and how to recognize possible issues with EIFS.

[21:48] Repair or maintenance of EIFS wall cladding requires a qualified contractor with EIFS experience.

Resources:

ETC Website

Listen to more 

Behind the Masonry Wall

 Podcast Episodes

Discussion Points:

[1:35] Resurfacing a balcony with carpeting, or other material can break building codes and become unsafe.

[8:15] Surface coatings such as aggregate, can protect concrete balconies as well as provide comfort.

[9:30] General rules for creating a safe and conscious garden on a balcony.

[12:52] Seal coating pavement with cracks is not a sustainable repair solution.

[14:30] Brick buildings are beautiful but do not let destructive ivy grow on them.

[18:00] Painting brick causes more water intrusion problems than it solves.

Resources:

ETC Website

Listen to more Behind the Masonry Wall Podcast Episodes

Discussion Points:

[1:10] Nick describes what constitutes structural soundness and the conditions that may lead to structural damage.

[3:05] Initial design and maintenance are key factors in reducing occurrences of slab overload.

[7:16] Long-term neglect raises the likelihood of building collapse.

[8:18] Unsafe conditions and deferred repairs or maintenance can cause serious damage and injury.

[10:40] Tell-tale signs of a lack of structural integrity in buildings.

[15:55] Reserve inspections, generally, do not provide information about a building’s structural integrity.

[19:03] A qualified structural engineer will holistically assess a building’s past repairs and current complaints to identify potential integrity issues.

Resources:

ETC Website

Listen to more Behind the Masonry Wall Podcast Episodes

Discussion Points:

[1:35] Resurfacing a balcony with carpeting, or other material can break building codes and become unsafe.

[8:15] Surface coatings such as aggregate, can protect concrete balconies as well as provide comfort.

[9:30] General rules for creating a safe and conscious garden on a balcony.

[12:52] Seal coating pavement with cracks is not a sustainable repair solution.

[14:30] Brick buildings are beautiful but do not let destructive ivy grow on them.

[18:00] Painting brick causes more water intrusion problems than it solves.

Resources:

ETC Website

Listen to more Behind the Masonry Wall Podcast Episodes

[1:35] Bobby describes some root causes for cracks in masonry walls.

[3:12] Control joints and/or wall ties are necessary for masonry walls due to the possible expansion and corrosion of brick material.

[5:20] Drainage problems and water damage to brick will cause bulges and cracks in walls.

[7:55] Causes for cracks in masonry walls can differ by geographical area.

[9:16] Possible outcomes if cracks in brick masonry walls are not properly fixed.

[14:16] Evaluating cracks in masonry walls requires a visual inspection, sampling of the wall, or other non-intrusive testing.

[17:10] A General Rule of Thumb for simple or complicated repairs in masonry wall cracks.

Resources:

ETC Website

Listen to more 

Behind the Masonry Wall

 Podcast Episodes

[1:34] Information on properly qualifying contractors.

[5:25] Smaller tasks help vet contractors before hiring them for larger projects.

[6:47] Payment and performance bonds are part of a contractor’s fiduciary responsibility.

[8:45] Investigating a problem for a tenant and evaluating a contractor’s proposal.

[13:44] Every county is different, are permits required?

Resources:

ETC Website

Listen to more 

Behind the Masonry Wall

 Podcast Episodes