Commercial Structural Masonry Repair

Expert Structural Masonry Solutions for Commercial Properties

Structural masonry damage threatens more than your building's appearance—it compromises the safety and longevity of your entire structure. At Bi-State Masonry, we specialize in diagnosing and repairing structural masonry issues for commercial properties throughout Iowa and Illinois. Since 1999, we have restored structural integrity to schools, municipal buildings, warehouses, manufacturing plants, and commercial facilities of all types. Our team brings commercial-grade expertise to every structural repair project, addressing the root causes of deterioration while delivering lasting solutions that protect your investment.

Recognizing Structural Masonry Damage

Structural masonry problems often develop gradually, making early detection critical for preventing costly repairs or catastrophic failures. Understanding the warning signs helps property managers and building owners take action before minor issues escalate into major structural concerns.

Cracking Patterns That Indicate Structural Issues

Not all cracks in masonry indicate structural problems, but certain patterns demand immediate attention. Stair-step cracking along mortar joints often signals foundation settlement or differential movement within the structure. Horizontal cracks may indicate lateral pressure from soil, water, or structural overloading. Vertical cracks extending through multiple courses of brick or block can suggest significant structural stress that requires professional evaluation.

Wide cracks that measure more than a quarter inch, cracks that continue to grow over time, or cracks accompanied by displacement of the masonry units themselves all warrant prompt structural assessment. Our team can evaluate cracking patterns and determine whether the underlying cause is active or has stabilized, guiding the appropriate repair approach.

Additional Warning Signs

Beyond cracking, several other indicators suggest your commercial building may need structural masonry repair:

• Bulging or bowing walls that have moved out of plumb
• Spalling brick or block faces where material is flaking or breaking away
• Deteriorated or missing mortar joints throughout large sections of wall
• Corroded or failing steel lintels above openings
• Efflorescence combined with structural cracking, indicating water infiltration
• Displaced or separated building components at corners or wall intersections
• Sagging or cracked headers above windows and doors

If your building exhibits any of these conditions, we recommend scheduling a professional structural assessment. Early intervention typically reduces repair costs and prevents secondary damage to interior finishes and building systems.

Our Structural Masonry Repair Services

Bi-State Masonry provides comprehensive structural repair services for commercial masonry systems. We address both the visible damage and the underlying causes to deliver repairs that stand the test of time. Our structural repair capabilities include concrete and masonry restoration, lintel repair and replacement, wall stabilization, and facade rehabilitation.

Concrete and Masonry Restoration

Structural concrete and masonry components require specialized repair techniques that restore both appearance and load-bearing capacity. We perform concrete spall repairs on parking structures, loading docks, and structural elements where freeze-thaw cycles, chloride exposure, or reinforcement corrosion have caused deterioration. Our repair methods include proper concrete removal to sound substrate, reinforcement treatment or replacement, and application of compatible repair mortars that bond with existing concrete.

For concrete masonry unit walls, we address structural cracking through crack injection, partial wall rebuilding, or complete section replacement depending on the extent and cause of damage. We also perform structural repairs to masonry bearing walls, shear walls, and retaining walls that have experienced movement, cracking, or deterioration affecting their structural performance.

Structural Crack Repair

Structural cracks require more than surface patching—they demand repairs that restore the wall's original strength and prevent future movement. Depending on the crack characteristics and underlying cause, we employ several repair strategies. Epoxy injection fills cracks and bonds the masonry back together, restoring structural continuity. For cracks caused by ongoing movement, we may install crack stitching using helical reinforcement that spans the crack and ties the masonry together while allowing controlled flexibility.

When cracking results from foundation settlement or structural overloading, we coordinate with structural engineers to address the root cause before completing masonry repairs. This comprehensive approach ensures repairs remain effective long-term rather than simply masking symptoms of larger problems.

Lintel Repair and Replacement

Steel lintels support masonry above window and door openings, and their failure represents one of the most common structural issues in commercial buildings. When lintels corrode, they expand and crack the surrounding masonry while losing their load-bearing capacity. Left unaddressed, lintel failure can lead to brick displacement, water infiltration, and potential collapse of masonry above openings.

Our lintel repair and replacement services restore proper structural support to your building's openings. We carefully remove damaged masonry above the opening, extract the failed lintel, and install a new galvanized or stainless steel lintel sized appropriately for the span and load. We then rebuild the masonry above with proper bearing and install appropriate flashing and weep systems to protect the new lintel from future moisture exposure.

For buildings with multiple failing lintels, we develop phased replacement programs that address the most critical locations first while planning systematic replacement of remaining lintels before they reach failure. This proactive approach proves more cost-effective than emergency repairs and prevents the cascading damage that occurs when lintel problems go unaddressed.

Facade and Wall Stabilization

Building facades experience unique structural stresses from wind loading, thermal movement, and the cumulative effects of weather exposure over decades. When facade masonry separates from the building structure or develops structural instability, specialized stabilization techniques restore safe attachment and structural integrity.

Wall Anchoring and Tie Systems

Masonry veneer walls rely on metal ties to anchor them to the backup structure. When these ties corrode or fail, the veneer can separate from the building, creating dangerous conditions. We install remedial wall anchoring systems that re-establish secure connection between the facade and structure. These systems use helical anchors, expansion anchors, or adhesive anchors depending on the backup wall construction and condition.

For cavity wall construction, we can install new stainless steel ties through the facade without requiring complete wall removal. This approach proves particularly valuable for occupied buildings where minimizing disruption matters.

Parapet and Coping Repair

Parapets endure harsh exposure on all sides and frequently develop structural problems before the rest of the facade. We repair and stabilize parapet walls through rebuilding deteriorated sections, installing through-wall flashing, and replacing damaged coping stones or metal caps. When parapets have experienced significant deterioration or movement, we may recommend partial or complete rebuilding to ensure long-term stability and weather resistance.

Bulging Wall Correction

Walls that have moved out of plumb require careful evaluation to determine the cause and appropriate correction method. Minor bulging may be addressed through installation of restraining anchors that prevent further movement. More severe displacement may require partial dismantling and rebuilding of affected wall sections. We work with structural engineers when necessary to develop repair approaches that address both the visible displacement and underlying structural issues.

Industries and Building Types We Serve

Bi-State Masonry performs structural repairs on commercial and institutional buildings throughout our service area, which extends from Des Moines through the Quad Cities corridor and east toward the greater Chicago area. We work with property managers, facility directors, general contractors, and building owners across numerous sectors.

We maintain ongoing relationships with institutions including the University of Iowa, Iowa State University, and the Iowa Department of Transportation, performing structural masonry maintenance and repairs that keep critical facilities safe and functional. Our experience with institutional and public sector projects means we understand the documentation, scheduling, and coordination requirements these projects demand.

For projects requiring prevailing wage compliance, we have extensive experience with Illinois prevailing wage requirements and maintain the documentation and payroll systems these projects require. Approximately 20 percent of our work involves prevailing wage projects, so our team understands these requirements thoroughly.

Our Structural Repair Process

Structural masonry repairs require careful planning and execution to achieve lasting results. Our process ensures we understand the full scope of damage, address underlying causes, and deliver repairs that restore your building's structural integrity.

Assessment and Documentation

Every structural repair project begins with thorough assessment. We examine the visible damage, investigate potential causes, and document conditions with photographs and measurements. For complex structural issues, we coordinate with structural engineers to develop repair specifications that meet code requirements and restore appropriate structural capacity. This assessment phase identifies all affected areas so repairs address the complete scope of damage rather than just the most visible symptoms.

Repair Planning and Proposal

Based on our assessment, we develop a detailed repair plan and proposal. We explain our findings, recommended repair approach, and project timeline. Our proposals provide transparent pricing so you understand exactly what the project includes. For larger projects, we can phase work to accommodate budget constraints or minimize operational disruption.

Professional Execution

Our crews bring decades of combined experience to every structural repair project. We use appropriate shoring and bracing to maintain safety during repairs, employ proper techniques for each repair type, and source quality materials that ensure long-term performance. Throughout the project, we maintain clean, organized work areas and coordinate with building occupants to minimize disruption to operations.

Quality Verification

We document completed repairs with photographs and verify that all work meets project specifications. For projects involving engineered repairs, we coordinate any required inspections and provide documentation for your building records. Our goal is delivering repairs that perform for decades, protecting your building and your investment.

Frequently Asked Questions

What is structural masonry repair?

Structural masonry repair addresses damage that affects the load-bearing capacity, stability, or structural integrity of masonry walls and components. Unlike cosmetic repairs that focus primarily on appearance, structural repairs restore the masonry's ability to safely carry loads and resist forces. This includes repairing structural cracks, replacing failed lintels, stabilizing walls that have moved out of plumb, and restoring deteriorated load-bearing masonry. Structural repairs often require engineering evaluation and must meet building code requirements for structural performance.

How do I know if my building needs structural masonry repair versus cosmetic repair?

Several indicators suggest structural rather than cosmetic concerns: cracks wider than one-quarter inch, cracks that pass through masonry units rather than just mortar joints, stair-step cracking patterns, horizontal cracks in walls, walls that visibly bulge or lean, displaced masonry above window and door openings, and any cracking accompanied by movement or separation of building components. When in doubt, professional assessment can determine whether damage is structural. We provide evaluations that identify the nature and extent of damage and recommend appropriate repairs.

What causes structural damage to commercial masonry buildings?

Common causes include foundation settlement or movement, corrosion of embedded steel lintels and reinforcement, freeze-thaw damage in climates like Iowa and Illinois, water infiltration that deteriorates mortar and corrodes metal components, thermal expansion and contraction over many heating and cooling cycles, inadequate original design or construction, building additions or modifications that changed load patterns, and seismic or vibration effects. Often multiple factors combine over time. Effective structural repair requires identifying and addressing these underlying causes, not just fixing visible damage.

How long does commercial structural masonry repair take?

Project duration varies significantly based on scope and complexity. Localized repairs such as a single lintel replacement might take a few days. Extensive facade stabilization or wall rebuilding projects may require several weeks. Factors affecting timeline include the extent of deteriorated masonry requiring removal, weather conditions during the repair period, curing time for repair mortars and grouts, coordination requirements for occupied buildings, and any engineering inspections required. We provide realistic timeline estimates in our proposals and communicate proactively about any factors that might affect the schedule.

Do you provide free estimates for structural repair projects?

Yes, Bi-State Masonry provides free estimates for all commercial structural repair projects. We visit your property, assess the damage, discuss your concerns and requirements, and provide a detailed written proposal. For projects requiring structural engineering input, we can coordinate engineering evaluation as part of our assessment or work with engineers you have already engaged. Contact us at (309) 786-8800 to schedule your free structural assessment.

Can structural repairs be performed while our building remains occupied?

In most cases, yes. We regularly perform structural repairs on occupied schools, offices, healthcare facilities, and other buildings. We plan work to minimize disruption, maintain safe access around work areas, and coordinate with your operations. Some repairs may require temporary closure of specific areas or entrances, and we work with you to schedule disruptive work during off-hours or breaks when possible. Safety always comes first—if conditions require temporary evacuation of certain areas, we communicate this clearly during project planning.

Schedule Your Free Structural Assessment

Structural masonry problems rarely improve on their own, and early intervention typically reduces repair costs while preventing secondary damage to your building. If your commercial property shows signs of structural masonry distress, contact Bi-State Masonry for a professional evaluation. We will assess the damage, explain our findings, and provide a detailed proposal for restoring your building's structural integrity.

With over 26 years of commercial masonry experience and a reputation built on quality workmanship, Bi-State Masonry delivers structural repairs that protect your building for decades to come. Contact us today at (309) 786-8800 or request your free estimate online.