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 Split Face Block Problems?
In the past 15-20 years, Chicagoland was introduced to a new building material for exterior walls-Split face block.
THAT'S the problem. It was new and untested. Time has proven this material to be porous and building and condominium owners all over the area are experiencing problems with moisture seeping into and through their walls. In some cases, repairs are running into tens of thousands of dollars.
Seal Chicago can solve this problem. We begin by preparing the block to accept the sealant. Then we apply a flood coat of our product to all block surfaces. The sealant begins to penetrate INTO the block, filling the pores. After a few days, it starts to cure creating a moisture and vapor proof barrier, stopping 98% of all moisture and vapor from seeping into the interior walls.
Our split-face block sealant comes with a THIRTY YEAR WARRANTY.
For a free estimate call now: 312-321-6487.
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IN THE NEWS:
Concrete Blocked in New City Buildings
October 28, 2006
By Gary Washburn, Tribune staff reporter
The Daley administration loves wrought-iron fencing, trees and green roofs. But concrete block? Forget about it.
Under a new City Hall edict, the construction material--including a decorative, poured-concrete version that has become increasingly common on the exteriors of new residential and retail buildings--has been banned in developments that receive city subsidies or certain zoning approvals.
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A Chicago Building Block: Split Face Block? What You Need To Know
Thu, Mar 19, 2009
A very, very common building block in modern Chicago homes: the split face block
Split face blocks (Wikipedia) are manufactured by combining two or more blocks together as one larger unit. After a curing period, the units are put through a machine that cuts the stone in half to expose it’s interior aggregates. The amount of aggregate varies from block to block. There are many different sizes and colors available.
Advantages of Split Faced Block
Split face block is easily combined with many exterior finishes. The initial costs can be higher than other exterior finishes, however the longevity makes the block a good value. Insurance companies often offer policy discounts on properties due to the lower risk of fires and termite infestation.
Disadvantages of Split Faced Block
Split faced block is a very porous material, so if not properly installed and maintained, it tends to lead to costly repairs. The durability of split faced block often causes the homeowner to over look the preventative maintenance needed to help prevent the block from absorbing water which can lead to interior wall damage and mold. The installation of the block is also important. Due to the permeability of the block and poor installation methods such as lack of wicks and weep holes to allow the water to exit from behind the block, damage to the interior can often occur.
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PROBLEMS WITH CONCRETE BLOCK WIDESPREAD IN CITY
Chicago SunTimes; Chicago, IL
Last week I wrote about untreated concrete block that lets water seep in, damaging walls, ceilings, floors and rugs. A group of aldermen is working with the masonry industry and the Home Builders Association of Greater Chicago on an ordinance that would require that split-faced concrete block be treated with water repellant while setting masonry standards for its installation.
Use of this block is widespread, as are the problems associated with it.
Ald. Vi Daley (43rd) and home inspectors contacted for this story said the problem seems to be biggest in small condo buildings built on single lots in trendy North Side neighborhoods. Such buildings typically have three units and use split block on the sides and rear of the structures.
A private home inspector with Miller Hier Enterprises Inc., said 25 percent of the buildings he inspects in Chicago have seepage problems. Rich Handschuh, another home inspector, said 25 to 30 percent have the problems.
"A large part of [the problem] is a function of workmanship and who's doing the work," agreed Scott Conwell, an architect and area marketing director for the International Masonry Institute, based in Chicago. "Union masons tend to do a better job," he said. But with a building boom in progress and with endemic shortages of skilled craftsmen, anybody with a pickup truck can call himself a mason and get hired, he said.
Where do city inspectors fit into all of this?
"I don't think there are enough inspectors." Ald. Daley said. "We have so many homes, you don't have enough time to look at every development."
City inspectors, however, will be sure to come out and look at a building if someone calls in with a specific complaint, she said.
Kristen Lobbins-Cabanban, spokeswomen for the city's Department of Building, disagreed about lack of inspectors. "We beg to differ. We've hired 25 new inspectors in last two years," she said. The city's 232 building inspectors will respond quiclky to individual complaints about buildings and may visit a problem building 20 times, she said.
Hier said one of the buildings we saw with the home inspectors had been visited by a city inspector who ordered that things be remedied.
City inspectors primarily are on the lookout for health and safety issues, as well as major structural defects, he said. They would cite a builder for failure to have flashing and weeps, but might not get into the quality of the pointing, she said.
In any case, the pace of building if frantic and inspectors can see a foundation one day and completed block walls the next, she said. "People are throwing up buildings all over the place. They fly up overnight." she said.
Because of that, inspectors might not be able to see every aspect of a structure with a street-level inspection. Lack of weeps at a second or third floor might escape notice, she said.
Another question: How does an owner or potential owner know if the block is sealed? They can ask to see a reciept from the contractor showing the type of block used, or demand via the purchase contract that sealed block be used. Existing structures can be tested with a special device.
My advice is to make sure to hire your own home inspector, a darn good one, and make sure he visits the building at various stages of construction.
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From the Chicago Home Primer
Moisture Intrusion Studies
If there's one thing that has become apparent over the last decade, it's that there are an amazing number of new construction homes and buildings that leak. There is no good reason for this, only one bad one. Builders of these properties didn't understand basic building science and construction principles.
The most problematic of these buildings are the new masonry residential properties with split face block side walls and the front elevation of decorative stone and face brick.
As a start, split face block is not a satisfactory building material for Chicago's climate. The reason developers use it is it's cheap and quick. Couple this poor material choice with incompetent construction practices, and the formula is set for leaks.
These masonry materials are not at all like the older materials; they require an entirely different set of skills to build properly, and those skills were almost entirely absent on buildings constructed in the last 20 years. I have inspected thousands of these buildings, and I have not seen a one that was built correctly. Not even one.
There are no blanket solutions for these problems; each building is different, with it's own set of problems.
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WBEZ—Chicago Public Radio
One homeowner discusses the problem on Chicago Public Radio:
Click Here for the Audio
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