Defect: Bay window bowing, leaning columns /brickwork piers, dropping arches cracking brickwork above

Unstable 2 Storey Bay Window & Gable

Repairs to Failing 2 Storey Bay Window & Gable

The owners of this period property in SW London were initially advised that several weeks of disruptive building work would be required. AWT’s specialist repair techniques allowed them to complete the project in just 3 days.

2 storey bay gable leaning 768x1024 - Unstable 2 Storey Bay Window & Gable
Leaning Brickwork
leaning bay column 01 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Before Structural Repairs
repaired bay column 01 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
After Structural Repairs
repaired bay column 02 SW13 - Unstable 2 Storey Bay Window & Gable
After Repairs & Repainting

The 1st floor bay window and gable masonry were leaning outwards. The structural defects were serious and progressive, leaving the front of the property vulnerable to collapse.

Just 3 days of targeted repairs provided a long term, cost effective solution.

The Structural Problem

leaning bay column 05 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Failing Bay Window Column
leaning bay column 06 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Cracked Bay Window Lintel
leaning bay column 07 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Previous Failed Repairs

The property owners had contacted their insurance company due to marked outward leaning of the 1st floor bay window column, the lintels and the gable brickwork. The left side masonry lintels and the brickwork of the gable above had also fractured. The structural defect was worsening. Without urgent repairs the brickwork would collapse.

leaning bay column 04 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Leaning Bay Window Column
leaning bay column 02 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Leaning Gable
leaning bay column 03 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Cracked, Distorted Lintels

The root cause was a combination of aging material failing and inadequate restraining. AWT’s survey revealed that the bay window “support column” was in fact simply a stack of bricks! The columns had no reinforcement and no proper connection to the main structure. As a result the columns had buckled under their load leaving the structure above without the necessary support.

Repointing cannot repair structural defects.

Like many properties with structural defects, attempts had been made to repair the problem by repointing the brickwork. The gap that opened up as the column leaned outwards had been filled with fresh mortar. Repointing cannot repair structural defects. The structure had continued to move, causing more cracks and allowing further damage to the lintels and gable brickwork.

The Structural Solution

During structural repairs 03 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Realigned Bay Column
During structural repairs 04 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Brickwork Repairs
During structural repairs 06 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Gable Realigned & Reinforced

Traditional building contractors had proposed deconstructing and rebuilding from the first floor bay window column to roof level. This work would have taken several weeks. It would also have required vacating the effected rooms and reinstating the internal plaster and finishes.

AWT’s structural repair solution took just 3 days and the majority of the repairs were completed from the outside of the property with no need to vacate the rooms. This minimised the disruption for the occupants.

Fast and effective structural repairs without the cost or disruption of rebuilding work.

AWT’s specialist equipment and skills allow them to straighten leaning brickwork and instal fixings within the masonry. This strengthens and reinforces the structure while preserving the period features.

During structural repairs 01 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Steel Spine Installation
During structural repairs 02 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Restored Bay Column
During structural repairs 05 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Realigned & Reinforced

The structural repair work included:

  • Installing Temporary Supports
  • Realigning the Masonry
  • Introducing a Steel Spine to the Brick Column
  • Bed Joint Reinforcement Beaming
  • Lateral Restraints
  • Grout Tie Injection
  • Concrete and Brickwork Repairs
repaired bay column 04 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
After Repairs & Repainting
repaired bay column 05 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Lintel Realigned & Reinforced
repaired bay column 03 SW13 768x1024 - Unstable 2 Storey Bay Window & Gable
Gaps & Cracks Repaired
repaired bay column 06 SW13 - Unstable 2 Storey Bay Window & Gable
After Repairs & Repainting

We work with home owners, insurance companies, structural engineers, architects and project managers to find economical and effective solutions. We operate across London, Kent and the whole South East of England.

To book a time for one of our surveyors to visit your property or to discuss your requirements, call us today on 01227 721255, email us at enquiries@actionwallties.co.uk or use our contact form to get in touch.

Bay Window Movement Solved Without Rebuild

Unstable Ornate Bay Window Fully Repaired Without Rebuilding

Like many Victorian/Edwardian bay window properties, this home in SE London was suffering from movement of the bay window masonry.  The lack of structural integrity was affecting the entire front of the property.

The severe bay window distortion required urgent structural repairs to avoid collapse. AWT solved the bay window issues and preserved the valuable period features around the door and windows. Prompt structural repairs are far less expensive and disruptive than rebuilding a collapsed bay window.

  • No rebuilding work
  • No visible fixings
  • No need to empty the rooms
  • No need to remove or replace windows
SE London Bay Window 36 768x1024 - Bay Window Movement Solved Without Rebuild
Before Bay Window Repairs
SE London Bay Repairs 01 768x1024 - Bay Window Movement Solved Without Rebuild
After Bay Window Repairs & Painting

Simply filling cracks and repointing brickwork will not halt the progressive movement of bay window masonry.

The Structural Problem

A combination of age and inadequate restraint has allowed the bay window to pull away from the main elevation. The door arch and 1st-floor window were also cracking and dropping. Such serious defects, if not addressed by suitable structural repairs, will result in the ultimate failure and collapse of the structure.

Specialist structural repairs preserve valuable period features & protect the property value.

simple horizontal - Bay Window Movement Solved Without Rebuild
SE London Bay Window 04 1 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 05 1 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 03 1 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 13 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 18 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 15 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 12 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 06 1 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 02 - Bay Window Movement Solved Without Rebuild
Gaps Between Window Frame & Brickwork
Leaning Bay Window Columns
Gaps at Top of Bay Windows
Bay Window Plaster Cracks
Cracked Stonework
Cracks in Plaster & Coving
Bay Window Brickwork Cracks
Gaps Between Window & Brick
Unstable Bay Window
 
simple horizontal - Bay Window Movement Solved Without Rebuild
  • Significant distortion and outward movement of the ground and first-floor bay window brickwork columns
  • Gaps opening up between the window frames and the bay window columns
  • Cracking at the junctions with main elevational brickwork
  • Cracking in internal plaster
simple horizontal - Bay Window Movement Solved Without Rebuild
SE London Bay Window 10 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 08 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 16 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 20 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 14 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 17 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 11 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 09 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 19 - Bay Window Movement Solved Without Rebuild
Cracking Bay Lintel
Cracking Bay Sill
Cracks in Plaster & Coving
1st Floor Bay Cracks & Gaps
Cracking & Dropping Lintel
Cracking Doorway Stonework
Cracked Bay Lintel
Cracked Bay Sill
1st Floor Bay Cracking
 
simple horizontal - Bay Window Movement Solved Without Rebuild
  • Distortion and cracking of the bay window masonry lintels
  • Cracking of the bay window sills
  • Significant cracking to the front first-floor window masonry lintel
  • Entrance door masonry arch cracking

The Structural Solution

Simply filling cracks and repointing brickwork will not halt the progressive movement of bay window masonry. Specialist structural repairs are the most cost-effective solution.

simple horizontal - Bay Window Movement Solved Without Rebuild
SE London Bay Window 24 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 21 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 22 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 23 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 25 - Bay Window Movement Solved Without Rebuild
Bay Window Realignment
Strengthening Bay Window
Repairing Stone Door Arch
Brick Columns Realigned
Repairing Cracked Brickwork
 
simple horizontal - Bay Window Movement Solved Without Rebuild

The structural repairs included:

  • Temporary supports for the ground and first-floor bay window lintels
  • Realignment of the brickwork columns and masonry lintels using equipment designed by AWT
  • Restraints for the slender brickwork bay window columns
  • Stainless steel corded joint reinforcement to form a deep masonry beam
  • Stainless steel bed joint reinforcement within the masonry of the bay window
  • Grouted helical bar to reconnect the bay window brickwork and masonry
  • Grouted helical bar to reconnect the bay window to the main elevational brickwork
  • Stainless steel lateral restraints resin bonded to the masonry
  • Repairs to cracked and spalled masonry including decorative door arch
  • Repointing the heritage brickwork with the appropriate, colour-matched mortar and pointing style
simple horizontal - Bay Window Movement Solved Without Rebuild
SE London Bay Window 27 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 28 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 30 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 29 - Bay Window Movement Solved Without Rebuild
Bay Window Structural Repairs
Strengthening Bay Window Lintel
Realign/Reinforce Lintel & Masonry
Bay Window Sill Repairs
 
simple horizontal - Bay Window Movement Solved Without Rebuild

The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.

All the original, ornate stonework was preserved and a coat of paint then completed the transformation.

Specialist structural repairs preserve valuable period features and protect the property value. Repairing, rather than rebuilding failing period bay windows can save homeowners thousands of pounds.

simple horizontal - Bay Window Movement Solved Without Rebuild
SE London Bay Repairs 01 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 31 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 35 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 32 - Bay Window Movement Solved Without Rebuild
SE London Bay Window 34 - Bay Window Movement Solved Without Rebuild
Repaired & Repainted
Realigned/Reinforced Bay Columns
Decorative Arch Repaired & Strengthened
Lintel Realigned & Repaired
Lintel, Columns & Sill Repaired
 
simple horizontal - Bay Window Movement Solved Without Rebuild

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair ornate period bay windows.  AWT work with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available in London, Essex, Surrey, Kent 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.

Repairs to Distorted Bay Window in East London

Structurally Unstable Bay Window in Walthamstow, East London

Like many similar period properties in the Walthamstow, London E17 area, this Victorian/Edwardian house had severe structural issues with the bay window masonry.

Previous attempts to repair the issues by traditional builders, such as repointing the brickwork, had failed to solve the underlying structural defect. As a result, the 1st-floor bay window was at risk of collapse.

If the masonry collapsed, this would require highly disruptive and expensive rebuilding work and impact the property value due to the loss of period features.

AWT can provide long-term, cost-effective repairs for severe bay window structural problems with minimal disruption. To learn more about how AWT can help with structural defects in bay windows read our Bay Window Structural Repair FAQs.

The Structural Problem

Significant outward rotational movement to the first-floor brickwork columns, brickwork arches and brickwork above had left the front of the property at risk of failure.

Symptoms of the failing bay window masonry included:

  • Leaning/bowing brick columns
  • Dropped brick arches above windows
  • Gaps opening up in brickwork
  • Cracks in interior plaster around the bay window
  • Cracks in the ground floor masonry cill

As shown in the photos, the tops of bay window columns were clearly leaning outwards. The brickwork soldier brick arches above the window had dropped leaving the masonry and roof above without the necessary support.

The AWT survey team diagnosed the issue as ageing and inadequate brickwork restraint. Without urgent structural repairs, the bay window masonry would collapse.

The Structural Solution

AWT designed realigning cramping equipment and hydraulic-powered jacks were used to realign the arches and brickwork. The columns were carefully deconstructed to allow steel reinforcing spines to be fitted before reconstruction using the original bricks where possible. The masonry was reinforced using specially designed drilling equipment and precision diamond drilling to install fixings deep within the brickwork.

The AWT designed and fabricated steel spines used to reinforce the bay window columns ensure a long-lasting repair. Unlike the cosmetic repairs offered by traditional builders, AWT’s high-quality fixings and specialist techniques tackle the root cause of the structural failings.

Thanks to AWT’s specialist tools and techniques, the structural repairs to the bay window masonry were completed efficiently and with minimal disruption to the residents. The vast majority of the work was completed without requiring access inside the property and the glazing remained in situ throughout the work.

The bay window structural repairs included:

  • realignment of the arches and brickwork
  • installation of steel spines in bay window columns
  • brickwork arch repair
  • precision diamond drilling
  • injected grouted ties
  • lateral restraints
  • brickwork and concrete repairs
  • colour matched replacement bricks and mortar

As shown in the photos below, the bay window was realigned and strengthened without the need for visible fixings, preserving the property’s period brickwork and maintaining its value.

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair period properties, including period properties with severe structural defects, such as collapsing bay windows.  AWT work along with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available across 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.

Collapsing Period Bay Window in East London

Repairs to Collapsing Bay Window with Terracotta Bricks

Preserving period features has a significant impact on maintaining the value of a property. Period bay windows and decorative architectural features all contribute to the desirability of a property. To find how AWT can help with structural defects in bay windows read our Bay Window Structural Repair FAQs.

AWT was called in to save the front of this period property in Waltham Forest, Greater London, from collapse. The Victorian/Edwardian 2-storey canted bay window, with original decorative terracotta blockwork, was so structurally weak that temporary supports were put in place to prevent the masonry from collapsing.

Traditional building techniques would have required deconstruction and rebuilding of the bay window brickwork. This would likely have damaged the fragile terracotta brickwork that decorates the property. Loss of period features due to structural defects or inappropriate repairs can severely reduce a property’s value.

simple horizontal - Collapsing Period Bay Window in East London
bay failing brick - Collapsing Period Bay Window in East London
bowing bay columns - Collapsing Period Bay Window in East London
collapsing bay E11 - Collapsing Period Bay Window in East London
cracked brick bay - Collapsing Period Bay Window in East London
failing bay - Collapsing Period Bay Window in East London
unstable bay - Collapsing Period Bay Window in East London
Failing Bay Columns
Bay Column Gaps
Collapsing Bay
Cracked Bay Brick
Failing 2-Storey Bay
Unstable Bay Window
 
simple horizontal - Collapsing Period Bay Window in East London

The Structural Problem

This Edwardian/Victorian-era terraced home in East London, E11 had severe structural issues with the bay window.

The bay window defects included:

  • Unstable, collapsing brickwork
  • Clearly visible bowing of bay window columns
  • Gaps around windows
  • Spreading and dropping brickwork arches
  • Outward movement of the masonry
  • Cracked brickwork
  • Distorted brickwork

As seen from the photos, previous attempts to repair the problem had failed because they only addressed the symptoms rather than the cause of the defects.

The long-term structural problems resulted from ageing, ineffective support from the unrestrained bowing brickwork columns and spreading/dropped brickwork arches. This combination of structural defects had left the structure reliant on temporary supports to prevent collapse.

The Structural Repair Solution

Masonry Realignment:

AWT designed realigning cramping equipment and hydraulic powered jacks were used to realign the arches and brickwork spandrel panel.

simple horizontal - Collapsing Period Bay Window in East London
repair bay brick - Collapsing Period Bay Window in East London
repaired bay terracotta - Collapsing Period Bay Window in East London
restored brick arch - Collapsing Period Bay Window in East London
terracotta bay window - Collapsing Period Bay Window in East London
repair brick arch - Collapsing Period Bay Window in East London
repaired brick arch - Collapsing Period Bay Window in East London
restored bay window - Collapsing Period Bay Window in East London
Bay Window Structural Repairs
Ornate Bay Repairs
Bay Window Repairs
Bay Repairs
Window Arch Repairs
Window Arch Repairs
Brick Arch Repairs
 
simple horizontal - Collapsing Period Bay Window in East London

Steel Reinforcement for Bay Window Columns:

After carefully deconstructing the bowing bay window columns, steel reinforcing spines were fitted between the window frames and the brick columns. Stainless steel retaining ties were built into the brickwork columns as they were rebuilt using the original bricks. The new mortar was matched to the colour and style of the original mortar.

 

simple horizontal - Collapsing Period Bay Window in East London
repair bay columns 1 - Collapsing Period Bay Window in East London
repair bay columns 3 - Collapsing Period Bay Window in East London
repair bay columns 2 - Collapsing Period Bay Window in East London
repair bay columns 4 - Collapsing Period Bay Window in East London
repair bay columns 5 - Collapsing Period Bay Window in East London
Strengthening Bay Columns
Bay Columns- No Gaps!
Realigned Bay Columns
Realigned Bay Columns
Bay Column Repairs
 
simple horizontal - Collapsing Period Bay Window in East London

Masonry Reinforcement & Reconnection:

  • AWT installed rows of twin 8mm stainless steel corded joint reinforcement. This forms a deep masonry beam that adds tensile strength to the structure.
  • Using specialist diamond drilling techniques, AWT installed grouted helical bars to reconnect the bay window masonry with the main elevational brickwork. This restrains the bay window brickwork and prevents it from leaning.
  • Stainless steel lateral restraints were installed in the timber joists and were resin-bonded to the masonry.
The specialist structural repairs were designed to redistribute the upper storey loads to those parts of the supporting structure below which are best able to carry them, while at the same time assisting in restraining diagonal cracking and bulging tendencies. It also added tensile strength thus reinstating the brickwork’s integrity.

After Bay Window Structural Repairs:

As can be seen from the photos, AWT’s structural repairs preserved the attractive period features of the property. AWT’s specialist structural repair techniques also allowed the owners to avoid slow, disruptive and costly rebuilding work.

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair period properties, including period properties with severe structural defects.  AWT work along with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available 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.

Collapsing Ornate Bay & Balcony

Victorian Bay Window & Balcony: Structural Repairs & Restoration

victorian portico bay - Collapsing Ornate Bay & Balcony

This beautiful example of ornate Victorian architecture in Thanet was at risk of imminent collapse due to severe structural issues. The property had visible significant movement including bowing, cracking, dropping of brickwork arches and bowing columns of the front bay window and to the front elevation.

Several companies had surveyed the problems but none offered any solutions. Previous repairs to the property had tackled the symptoms of the structural defect but had failed to cure the root cause of the problem.

It took just 2 weeks of work for AWT to complete a cost-effective, long-term structural repair. Compared to rebuilding work, the disruption to the residents was minimal.

The Structural Problem

The structural issues with this period property in Thanet, Kent were clearly visible. Wide gaps had opened up between the masonry and the window frames. The structural defect had caused damage from the ground floor bay window columns up to the decorative brickwork panels below the eaves. This entire section of the property was in severe danger of collapse.

Bay Window Issues

 

AWT’s inspection of the front bay window found significant distorting movement to the front ground floor causing:

  •  outward movement
  • dropping and cracking of the brickwork arches and stone quoins
  • significant outward bowing of brickwork columns beyond the tipping point

 

First Floor Masonry Issues

Inspection of the front elevational brickwork found signs of distorting movement of the ground floor supporting bressummer beam (over the bay window) causing:

  • dropping of the supported main elevational brickwork
  • dropping brickwork pier stone quoins
  • dropping window arches above the bay window
  • inward sloping and cracking of the brickwork above the bay window

As part of previous attempts to halt the movement of the masonry, the bressummer beam over the bay window had been replaced by an old-style RSJ.

Bay & Portico Balcony Issues

The owners also wanted to deal with some aesthetic problems with the bay and portico balcony balustrade’s decorative wrought iron panels and stone top rails. All the panels required refurbishment. The bay window’s stone top rail had been replaced with an unattractive concrete capping. The portico stone top rails were mainly missing. New stones, in keeping with the period features, were needed to complete the restoration.

The Structural Solution

AWT recommended realigning and reinforcing remediation work to the existing brickwork including:

  • brickwork realignment
  • bed joint reinforcement
  • brickwork arch repair
  • diamond drilled grouted anchors
  • lateral restraints
  • grout tie injection
  • stonework & brickwork repairs
  • addition of fabricated steel spines to the columns
  • addition of an internal restraint post to the first floor

This multi-faceted approach reinstates uniformity and provides restraint to the masonry.

AWT also carefully removed the balcony balustrade panels for refurbishment. The lugs were replaced with stainless steel before the panels were grit blasted, powder-coated black and refitted. The brickwork corner piers were rebuilt. Finally, AWT had replacement capping stones cast in a limestone material with stainless steel reinforcing and bedded them in position.

Fast, Cost-effective, Minimal Disruption, Long Term Structural Repairs

Tackling such serious structural issues using traditional building techniques would have required reconstruction and rebuilding of the front of the property. Rebuilding would have been expensive, slow and highly disruptive to the homeowners. Damage to the original bricks and ornate stonework would be inevitable.

In just 2 weeks, AWT’s long-term repairs were completed without major rebuilding work or visible fixings to mar the internal or external period features.

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair and restore period properties.  AWT works on large and small projects for property owners, structural engineers, architects, project managers and local authorities.

AWT are available in Kent, London, 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.

Collapsing Grade II Bay Window Repairs

Grade II Listed Building Bay Window Saved From Collapse

AWT was contacted by very concerned homeowners of part of a Grade II listed c 1800 farmhouse with several structural engineers’ reports stating the bay window was unstable and that rebuilding was the only recourse, but that was contrary to Historic England’s preferred solution and their wishes.

The double bay window was supported with props to prevent collapse. In common with many properties that AWT repairs, this property showed signs of previous ineffective structural repair work.

AWT was able to realign and reinforce the structure without the need for pattress plates, tie bars or other visible reinforcement. AWT’s specialist structural repair techniques also allowed the owners to avoid slow, expensive and inconvenient deconstruction and rebuilding of the ground floor bay to install new lintels. AWT’s specialist repair techniques were classed as a repair by Historic England which greatly simplified the entire process.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

When AWT was called in to repair this Grade II listed property the bay window masonry had been supported for 2 years with props to prevent collapse.

The homeowners structural engineer report had warned that the structure “could be close to the tipping point” and recommended that the ground floor bay be rebuilt and the first floor repaired. Deconstructing the ground floor masonry and rebuilding it with additional lintels would have been slow and costly, not to mention disruptive to the residents. AWT’s specialist structural repair techniques allowed the owners to avoid slow, very expensive and inconvenient deconstruction and rebuilding of the ground floor bay to install new lintels.

The owners were delighted that AWT could offer a much better solution to the property’s bay window’s many structural defects.

The structural problems included:

  • Brick arches over the ground floor windows slipped by 20-25mm
  • Brick arch nearest the left-hand brick pier pushed out by approx. 20mm
  • Fractured brickwork & mortar joints opened up
  • Pronounced, 60mm bulge in left-hand brick pier
  • 25mm bulge in right-hand brick pier
  • Cracks in brick columns
  • 650mm long crack in 1st floor internal wall
  • External brickwork movable & wall ties completely fractured
  • Ongoing movement with cracks and bulges increasing month on month
  • Collapse of outer brickwork only a matter of time

The Structural Repair Solution

AWT’s specialist repair techniques were classed as a repair by Historic England which greatly simplified the entire process.

AWT, adopting their uniquely developed realigning equipment, was able to lift and realign the original structure’s fabric, therefore, conserving the original features and textures. Despite the advanced nature of the bay window defect, only the outer layer of the brick columns required deconstruction and rebuilding with new handmade shaped brickwork (the original bricks were too decayed to be used.)

As can be seen in the gallery below, the doors and windows remained in situ throughout the work, keeping the disruption to the homeowners to a minimum.

AWT works realigned and reinforced the bay window, reinstated stability and maintained the appearance without the need for pattress plates, tie bars or other visible reinforcement.

Hydraulic realigning equipment, designed by AWT,  was used to lift and realign the arches and brickwork before reinforcing the masonry. Using AWT’s specialist drilling equipment, stainless steel fixings are installed within the masonry. This strengthens the structure and redistributes the load from the upper-story masonry. The hidden fixings and remedial wall ties also restrain the brickwork from bulging.

The reinforcement work included:

  • Bed Joint Reinforcement – Beaming
  • Fenestration lintel- brickwork arch repair
  • Precision Diamond drilling
  • Lateral restraints
  • Grout tie injection
  • Location and isolation of corroded wall ties
  • Remedial, resin-bonded wall ties
  • Deconstruction & rebuilding of just the outer skin of the bay pillars
  • Brickwork repairs and repointing.

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair Grade I, Grade II and Grade II* listed heritage buildings.  AWT work along with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available in Kent, London, 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.

Long Term Repairs to Leaning & Cracking Bay Columns

Urgent Realignment & Reinforcement of Brick Bay Window Columns

collapsing 2 storey bay - Long Term Repairs to Leaning & Cracking Bay Columns

When the AWT team inspected this Victorian / Edwardian mid-terrace house in the London Borough of Lambeth it was a familiar story. Previous attempts to repair leaning brick bay window columns, cracked brickwork and dropped brickwork arches had failed. Without appropriate action, the front of the property would collapse.

The failed repairs, including repointing, had only provided a temporary cosmetic repair. The underlying structural issues had not been addressed, so the bay window columns continued to distort, cracks reopened and the brickwork arches sagged again.  A long-term structural repair solution was required.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
collapsing brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
cracking bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Cracked bay window cills & bricks
Bay window-dropping brick arches
Collapsing brick bay window
Cracking bay window cills
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

Like many bay window period properties in Central London, inadequate restraining of the masonry combined with the effects of ageing had allowed movement and deformation of the brickwork over a long period of time. This property had reached the point where structural collapse was a real risk.

Significant outward rotational movement of the front bay windows’ brickwork and brickwork arches was clearly visible. Wide cracks had opened up in the window cills. Inside the property, cracks had opened up in the walls and ceilings. The outward-leaning brickwork columns together with cracked, fractured and dropped brickwork arches to the first and second-floor bays combined to seriously compromise the structural integrity of the entire front of the property.

The Structural Repair Solution

Like many 3-storey period properties in South London, this mid-terrace had been converted into flats. Any structural repair solution needed to minimise disruption to the tenants.

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
reinforced brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
repaired bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
Reinforced brick bay window columns
Repairs to cracked bay window cills & bricks
Repairs to bay window cracks
Repairs to bay dropping brick arches
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

AWT designed a programme of remedial works that would tackle the underlying structural defects and add tensile strength to the masonry. The work included:

  1. Installation of temporary supports
  2. Realignment of brickwork columns & arches using AWT-designed hydraulic equipment
  3. Installation of stainless steel bed joint reinforcement
  4. Reconnecting the bay window  brickwork to the main elevation by precision drilling to install grouted helical bars
  5. Installation of steel lateral restraints into the timber joists and resin bonded to the masonry

These structural repairs redistributed the upper-storey loads to those parts of the supporting structure below, which are best able to carry them. They also restrained any diagonal cracking and bulging of the brickwork.

AWT’s specialist techniques preserved the period masonry and stonework. Disturbed areas of mortar were replaced with fresh mortar that matched the existing colour and texture. The decorative stonework was left ready for repainting.

Action Wall Ties are structural repair experts. We have specialist skills in the realignment and reinforcement of period bay window columns. AWT work along with property owners, architects, project managers and local authorities on large and small projects.

AWT are available in Kent, London, 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.

Rebuild & Reinforce Collapsed Bay Window in SW London

SW8 bay window sagging - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window collapsed - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window repair - Rebuild & Reinforce Collapsed Bay Window in SW London

Collapsed Bay Window Restored & Reinforced

Located in Wandsworth, SW8, this Victorian/Edwardian home had clearly visible dropping and cracking masonry around the ground floor bay window.

Shortly after the initial inspection, the masonry failed and the brickwork of the bay window collapsed.

Previous attempts at repairs by re-pointing the brickwork were clearly visible but had failed to get to the root cause of the structural defect.

Rebuilding the brickwork without tackling the structural instability would lead to further problems and additional costs in the future.

AWT was able to stabilise the masonry before strengthening the structure and rebuilding the brickwork to provide a long-lasting repair.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
London bay window collapsed - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window collapsed - Rebuild & Reinforce Collapsed Bay Window in SW London
London bay window sagging - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window sagging - Rebuild & Reinforce Collapsed Bay Window in SW London
Bay structural reinforcement - Rebuild & Reinforce Collapsed Bay Window in SW London
Bay structural strengthening - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsed Bay Window, London
Collapsed Bay Window, SW London
Sagging Bay Window, London
Sagging Bay Window, SW London
Bay Window Structural Reinforcement
Bay Window Structural Strengthening
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

AWT was called in to survey this mid-terraced, period property in Greater London. The ground floor bay window masonry and brickwork arches had visible cracking, dropping and significant outward leaning. A large gap had opened up between the brickwork columns and the box sash windows. This serious lack of structural integrity was also causing the 1st floor brickwork to bulge.

The photos show the warning signs that owners of similar properties should look for that warn of serious structural defects in bay window brickwork and the risk of collapse.

Just 2 days after the initial survey, the ground floor right-hand column and arch, the front arch plus the supported external skin of brickwork collapsed. This left the brickwork above unsupported and at imminent risk of failure. Urgent action was required to avoid the collapse of the entire front elevation.

The root cause of the structural defects was a combination of aging and inadequate restraining.

The Structural Repair Solution

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsing bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London
dropping bay arch - Rebuild & Reinforce Collapsed Bay Window in SW London
bay window gap - Rebuild & Reinforce Collapsed Bay Window in SW London
dropping bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuilding bay brick arch - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuilding bay brickwork - Rebuild & Reinforce Collapsed Bay Window in SW London
after bay rebuilt - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuild bay window - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsing Bay Masonry
Bay Window Arch Just Before Collapse
Gaps Around Bay Window Glazing
Warning Signs of Bay Window Masonry Collapse
Rebuilding Bay Window Brick Arch
Rebuilding Collapsed Bay Brickwork
After Bay Window Rebuilding
Rebuild of Bay Window Brickwork
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

As is often the case, this property showed signs of previous failed attempts at repairing the defects using traditional building techniques. Re-pointing dropping and sagging brickwork provides only a temporary, cosmetic solution, it doesn’t repair the underlying structural issues.

The bay window brickwork required realignment, structural reinforcement and rebuilding all without compromising the original period features.

Temporary supports were installed to prevent further damage to the masonry. AWT’s specialist realigning cramping equipment was used to straighten the bowed brickwork.

The collapsed masonry was rebuilt with the original components where possible. Replacement bricks and mortar were colour matched. A steel spine was built into the columns during rebuilding to strengthen and restrain the brickwork.

AWT’s special diamond drilling methods were used to introduce stainless steel bed joint reinforcement to strengthen the brickwork and redistribute the weight of the brickwork above. Grouted anchor fixings, lateral restraints and resin bonded ties were also installed to reinstate the strength and uniformity of the wall. The chipped and cracked window cills were also repaired using Flexcrete.

The result was a restoration of not only the structural strength of the bay window but also the preservation of the period features.

AWT provide cost effective structural repairs for a wide range of structural issues including failing and collapsed bay windows. We operate not only in SW London but across the whole of London and the South East of England.

To book a time for one of our surveyors to visit your property or to discuss your requirements, call us today on 01227 721255, email us at enquiries@actionwallties.co.uk or use our contact form to get in touch.

Repairs to Ornate Window Columns

Structural Repairs for Ornate Victorian Window Columns

simple horizontal - Repairs to Ornate Window Columns
structural repairs SW4 - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l after SW4 column repaired - Repairs to Ornate Window Columns
l SW4 bay cracked 1 - Repairs to Ornate Window Columns
l after SW4 bay repairs - Repairs to Ornate Window Columns
l SW4 bay cracks - Repairs to Ornate Window Columns
l after SW4 bay repaired - Repairs to Ornate Window Columns
Structural Repairs for Ornate Period Windows
Before Window Structural Repairs
Before Window Structural Repairs
Before Window Structural Repairs
After Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
 
simple horizontal - Repairs to Ornate Window Columns

 

The exterior of this 4 storey property in the London Borough of Lambeth, SW4, is packed with beautiful period features.  As well as stone columns with ornate capitals, it also has decorative brick pillars and arched windows.

Sadly, a combination of ageing and ineffective restraining of the stone and brickwork columns was allowing the columns to bow out and the brick arches to drop and spread. This was cracking the surrounding brickwork. If the window columns, pillars and arches were not restrained and reinforced it would result in the failure of the window supports and the collapse of the structure above.

The Structural Problem

This period home in South West London, like many properties with serious structural defects, showed signs of previous attempts at repair by standard building methods. Repointing in areas where the brickwork columns had bowed failed to prevent the columns bowing further. Without specialist structural repairs the columns and arches would fail and cause the structure above to collapse.

As shown in the gallery below, AWT designed a programme of repairs that target the root cause of the structural failings. Due to AWT’s specialist equipment and know how, demolishing and rebuilding the affected areas was not required.  AWT used precision drilling equipment to install fixings within the masonry, restoring structural integrity without damage to the period features.

Read our frequently asked questions about bay window structural repairs.

simple horizontal - Repairs to Ornate Window Columns
p bowing columns lambeth - Repairs to Ornate Window Columns
p SW4 window column repairs - Repairs to Ornate Window Columns
p column gaps lambeth - Repairs to Ornate Window Columns
p SW4 column repairs - Repairs to Ornate Window Columns
Before Window Column Realignment
Window Column Structural Repair
Gaps Around Windows
Realignment & Repair of Window Columns
 
simple horizontal - Repairs to Ornate Window Columns

 

The property had 3 areas that required structural repairs:

The 2 Storey Bay Window

  • Visible rotational bulging
  • Signs of distortion and distress with rotational movement
  • Dropping of brickwork arches
  • Leaning of the supporting columns
  • Cracks

Front 1st Floor Window

  • Significant outward movement to the first floor right hand stone column and capital
  • Unrestrained column had moved outwards allowing the attached brickwork to lean outward and drop
  • Resultant gaps between the timber window box frame and the column

Rear 2nd Floor Window

  • Significant outward bowing movement to the two brickwork columns
  • Unrestrained brick columns moved outwards leaving a bow shaped space between the timber window box frame and the column
  • Attached brickwork leaning outward

The Structural Repair Solution

AWT’s specialist repairs were designed to alleviate the masonry defects, add tensile strength and restore the integrity of the masonry without compromising the beauty of the period features.

Installation of custom fixings within the masonry redistributes the upper storey loads to those parts of the supporting structure below which are best able to carry them. This also restrains diagonal cracking and bulging of the brickwork.

  • Install temporary supports
  • Deploy AWT designed realigning cramping equipment
  • Use specialist hydraulic powered jacks to realign the columns and brickwork arches
  • Install steel corded bed joint reinforcement embedded within the masonry
  • Reconnect and reinforce the masonry by precision drilling and installation of Cintec sock anchors
  • Reconnect the bay window’s brickwork and masonry using grouted 8mm helical bars
  • Repair damaged stonework with Flexacrete
  • Replace cracked bricks and mortar ensuring suitable colour match

Action Wall Ties are specialist structural repair contractors with the skills required to reinforce and realign window support columns 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 in Kent, London, 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.

Failing Bay During Window Replacement

Bay Window Repairs During Fitting of New Windows

This period property in Southfields, South West London had failing bay window masonry. The old sash windows had been removed but fitting of the new windows revealed the bay window was unstable and out of alignment. Without professional structural repairs this would result in the collapse of the bay window masonry.

SW London Bay Repairs - Failing Bay During Window Replacement

The Structural Problem

As with many Victorian/Edwardian properties, issues with the bay windows became apparent during the fitting of replacement windows. New box sash windows were being installed but the surrounding masonry was clearly out of alignment. Repairs were necessary before the replacement window work could be fully completed.

This property in London, SW18, had visible cracking and dropping to the front bay window masonry. The bay had lost the internal brickwork support during the removal of the old box sash windows. Cracking of the first floor masonry lintel components and rendered brickwork were clearly visible. The original internal supports at the head of the bay window structure had been removed together with the original box sash windows.

The combination of inadequate restraining, ageing and the removal of the structural supports to the first floor during the replacement of the original window frames left the bay window unstable. Without suitable structural repairs the bay window was in danger of collapse.

The Structural Repair Solution

To reinstate stability, the bay window structure required the internal supports to be reinstated plus reinforcement of the masonry. Temporary supports were installed to the underside of the first floor front bay window masonry lintel. All the debris was removed from the crack and the lintel was lifted into a more level line with the adjacent brickwork.

 

Bed joint reinforcement beaming, grout tie injection, resin bonded ties, steel lintels and columns and some masonry repairs were all required. The formation of continuous beams within the existing masonry redistributed the upper storey loads to the supporting structure below while also assisting in restraining diagonal cracking and bulging tendencies. A bespoke steel box lintel frame supported on steel box columns was also fixed to the inside of the masonry columns.

The specialist techniques used by Action Wall Ties installed all the stainless steel fixings within the masonry leaving no visible fixings. Once the area had been redecorated the bay window looked as good as new.

AWT provide cost effective structural repairs for a wide range of structural faults including bay window reinforcement, realignment and lintel repairs. We operate not only in SW London but across the whole of London and the South East of England.

Read our frequently asked questions about bay window structural repairs.

To book a time for one of our surveyors to visit your property or to discuss your requirements, call us today on 01227 721255, email us at enquiries@actionwallties.co.uk or use our contact form to get in touch.

logo logo logo logo logo logo