Customer Stories
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Bressumer Beam Replacement & Masonry Realignment Without Demolition
The masonry at the front of this mid-terraced home near Croydon, London, was sagging in the middle due to a failing bressumer support beam above the bay window. The distortion was clearly visible outside the property, with the distortion of the windows giving it a cartoon-like sad expression. Inside the property the floors were sloping and walls and ceilings cracking.
The structural problem had progressed so far that it was bowing the main roof of the property. Without suitable structural repairs the property was at risk of collapse.
Traditional building works to repair such a serious structural fault would have required a major building project. Standard building methods would require de-construction of the front elevation, replacing the beam, rebuilding the front first floor brickwork, refitting the windows and re-plastering inside.
The Structural Problem
This Victorian/Edwardian home in South East London had clearly visible structural distortion:
- Significant visible distortion of the front elevational masonry
- Dropping of the centre column of 1st floor brickwork
- Significant deflection to the window openings, cills & lintels down to the centre of the building
- Bowing of the main roof
- Cracking to the internal plaster
- Bulging of the ceiling
The AWT survey team rapidly diagnosed a failing bressumer beam. Bressumer beams are also known as bressummer beams, breastsummer beams, summer beams, timber lintels or wooden beams.
These large timber beams span openings, such as bay windows, and support the masonry above. They are often found in period bay windows and shop windows.
Failure of a Bressumer beam, due to deterioration of the wood or movement within the structure, can have serious knock-on effects on the building’s structural integrity.
Period timber Bressumer beams over bay windows are often over stressed by modern day standards. The load from the structure above causes the beam to creep or deform and causes significant deflection from the beam’s correct position. This, together with further deterioration of the timber due to rot, damp, pest infestations etc can cause the beam to fail, deflecting the brickwork, floor and ceiling above.
This was a serious structural defect significant and if it was not addressed it would result in the ultimate failure and collapse of the structure.
The Structural Repair Solution
AWT were called in to find an alternative to slow, expensive and disruptive rebuilding works. AWT have spent many years developing equipment and methods that allow structural repairs to be carried out that treat the root causes of the problem without demolition and rebuilding. This allows for a less disruptive, more cost effective repair solution.
AWT’s structural repair plan included:
- Installation of temporary supports
- Using AWT designed equipment to realign the bressumer beam, floor joists, brickwork, window cills and lintels
- Removal of the existing timber bressumer beam
- Formation of concrete pad stone supports
- Installing a new steel beam
- Masonry beaming – reinforcement of the brickwork using Bed Joint Reinforcement
- Restraining bulging masonry by installation of resin bonded ties within the brickwork
- Concrete and brickwork repairs
- Matching replacement bricks, pointing style and mortar mixture for texture and colour
The property owners replaced the old, distorted windows in the future to complete the transformation.
AWT left the property with hardly a sign of the extensive work visible on the outside of the property. Inside, there are no visible fixings. The disturbed areas of the internal wall and ceiling were left ready for replastering and redecoration. As can be seen in the photos, the internal finishes have been disturbed far less than would have been the case after repairs by traditional techniques.
Action Wall Ties are specialist structural repair contractors with the skills required to replace failing bay window beams, realign masonry and reinforce brickwork on modern, period and heritage properties. AWT work along with property owners, architects, project managers and local authorities on large and small projects.
AWT are available for projects of all sizes in London, Kent, Essex, Surrey and Sussex. To arrange a survey or to discuss project details, please use our contact form, email us or call us on 01227 721 255.
Call us if your building has any of these
Common Structural Defects, Issues or Problems
Our specialist structural repair contractors will be happy to help provide a comprehensive and permanent repair to your structural problems.
