The charming bay window of this period property in Kensal Green, North West London was at risk of collapse due to failing lintels and stonework columns following the addition of a loft conversion.
The Structural Problem
The structural problems of this period property in London, NW10 were clearly visible. There was significant outward rotation of the masonry columns and lintels around the bay window. The structural issues had become more noticeable following the addition of a loft conversion and the installation of new double glazed windows.
The survey by AWT revealed that if the columns and lintels were not restrained and reinforced it would result in the failure of the bay window masonry. Such a serious defect required specialist structural repairs to avoid costly and disruptive rebuilding of the bay window.
Before: Columns out of alignment.
After: Columns aligned.
The seriousness of the problem can be seem by how far the bay window masonry was leaning away from the main structure. The photo below shows that a gap of several centimeters had opened up between the new double glazing and the original stonework. This outward movement had also caused cracking in the surrounding brickwork.
Before: Large gaps between masonry & double glazing.
After: Masonry flush with double glazing.
The Structural Repair Solution
Avoid costly rebuilding work by calling in the experts. At best, traditional building methods would require the partial demolition and rebuilding of the bay window brickwork. This would be costly, disruptive and time consuming. At worst, homeowners may find they have paid for superficial, cosmetic repairs that do not solve the underlying structural issues.
The front of the house was stabilised by realigning, restraining and reinforcing the masonry using AWT’s specialist tools and techniques. This included:
Bed Joint Reinforcement
Lateral Restraints
Grout Tie Injection
Brickwork Repairs
Repairs to Ornate Columns
Repointing with Colour Matched Mortar
All of this was achieved without visible fixings or rebuilding work. The property was left simply requiring retouching of the paint in the disturbed areas to restore it to its original beauty.
Before: Large gaps around windows.
After: No gaps around windows.
AWT provide cost effective structural repairs for a wide range of structural issues including failing bay window columns and lintels. We operate not only in NW 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.
This period property in Hampstead, North West London had significant structural defects due to a failing Bressumer beam over the bay window area. The entire bay window area and the decorative gable wall above was leaning away from the main structure. Without professional structural repairs, this would result in the ultimate failure and collapse of the structure.
The Structural Problem
This front elevation of this home in London, NW3 was at risk of collapse. The first floor timber Bressumer beam over the bay window was failing, causing the downward movement of the central column of brickwork. This resulted in significant distortion to the window cills, lintels and first floor causing them to lean down to the centre of the building.
This type of horizontal wooden beam is known by a number of different names including:
Timber lintel
Bressumer or Bressummer
Breastsummer
Summer Beam
Various other spellings including Sommer, Somer, Sommier and Somier
This type of substantial wooden beam is often found in period properties over bay windows supporting the building above and above shop windows.
Victorian timber Bressumer beams over bay windows are generally over stressed compared to modern day standards. They are often affected by Creep with significant deflection together with further deterioration of the timber due to rot, damp, pest infestations etc. This can render the beam ineffective, deflecting the brickwork above, as well as the floor and the ceiling, requiring remediation. Another common cause of Bressumer beam problems is movement within the building’s structure which leaves the beam lacking adequate support.
Many of the common symptoms of a failing timber bay window beam were clearly visible including:
Significant deflection of the beam
Cracking, bulging brickwork above
Masonry leaning away from the main elevation
Cracking internal plaster
Bulging ceilings
Sloping floors
Bowing of the main roof
Distorted window cills
Distorted window lintels
The entire bay window and the decorative gable brickwork was at risk of collapse. Traditional building methods would have required substantial and costly rebuilding work. Without AWT this would have required a major building project to de-construct the front elevation down to the Bressumer beam, replace the beam and thereafter rebuild the front first floor brickwork complete with window cill, lintels, refitting the windows and replacing internal plastering and finishings.
AWT was called in to stabilise the structure and preserve the period features. AWT’s specialist tools and structural repair skills enabled them to restore structural integrity without the need for rebuilding work, saving time, money and disruption.
The Structural Repair Solution
AWT used specialist equipment to realign the masonry, replace the wooden Bressumer lintel with a steel beam and install restraints. A lateral gable beam was also installed, the bulging gable wall was realigned and the structural integrity was restored.
Traditional building methods often provide a superficial, temporary solution. AWT’s structural repairs get to the root cause of the structural failings.
The structural repair works included:
Installation of temporary supports
Removal of failing Bressumer beam
Installation of new steel Bressumer lintel
Installation of lateral gable beam
Realignment of masonry by 70mm using hydraulic equipment
Bed Joint Reinforcement
Lateral restraints
Re-pointing disturbed areas with colour matched mortar
The remedial works restored the leaning masonry to its vertical alignment and restrained it from leaning outwards. The new steel Bressumer beam, lateral gable beam and the Bed Joint Reinforcement within the masonry restored the strength of the structure.
AWT provided a permanent solution to the structural defects without the need for expensive rebuilding work or visible fixings.
Satisfied Customers
The first photo below shows the re-plastered ceiling ready to be repainted and the second shows it after redecoration was completed. The beautiful period features of the house can be enjoyed in their former glory.
The home owners were delighted with how hassle free the process was and at the finished results.
Some of their comments were:
“You managed to diagnose pretty much what was wrong over the phone without having seen a photo i.e. Bressumer beam failure. We felt we were dealing with a professional company with a real idea of what we would need.”
“Your surveyor, Scott, was again reassuring. He gave the impression that whilst our house was of concern it was nothing compared to some properties you’ve repaired and it wouldn’t be beyond you.”
“Once we agreed to go ahead you were again very supportive and we felt comfortable and confident that we were in good hands.
The building team you that sent us were very reassuring and immediately had our confidence. The entire team were polite and professional and inspired confidence.”
“My elderly neighbour 2 doors away asked me when the works were starting and I was happy to tell her they were already finished….”
“We have a family friend that was very concerned with us walking blindly into a massive building program with no clue as to what we were doing and that it could all go horribly wrong. I’ve been very pleased to let him know everything went better than expected and AWT completed the works quicker than we hoped. It’s all been a very positive experience.”
AWT provide cost effective structural repairs for a wide range of structural faults including failing wooden beams and lintels. We operate not only in NW 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.
Reinforcement and Repair of Ornate Stone Arch & Bay
This end of terrace home in Walthamstow, East London had 2 structural issues. The stone entrance arch had significant cracking to the brickwork above and cracking in the internal walls. The ornate bay window was dropping and leaning outwards plus the stonework was cracking and spalling.
The Structural Problem
The period decorative features on this home in London, E17, were showing their age due to structural issues causing cracked brickwork and stonework. The structural movement had exacerbated the deterioration of the paintwork leaving the beautiful, ornate stonework looking shabby.
There was significant cracking above the stone entrance arch in both the external brickwork and the internal walls.
The bay window had visibly shifted and caused cracks in the external brickwork as well as in the interior walls. The supporting columns and cills had become distorted.
These are common problems in such Victorian / Edwardian properties and are usually the result of ageing and inadequate restraining in the original building methods.
The AWT team also had to be prepared in case the masonry components weren’t solid masonry but simply a thin facade covering a timber frame.
The Structural Repair Solution
Installation of temporary supports & AWT designed cramping equipment
Reconnecting the bay window brickwork to the main elevation by embedding grouted 8mm helical bars.
Installation of lateral restaints.
Repair damaged stonework with Flexcrete Monomix concrete repair mortar system.
Crack stitching work to cracked brickwork.
Cutting back damaged brick faces or resurfacing damaged bricks where possible using AWT methods.
Cutting out badly cracked bricks and replacing with colour matched yellow stock bricks.
Re-point disturbed areas with colour matched sand lime and cement mixture.
AWT provided an efficient, cost effective, permanent repair without the need for visible fixings. AWT have the tools and skills to remediate the root cause of these types of period property structural defects. AWT’s specialist fixings meant no rebuilding work was required and so disruption to the homeowner was kept to a minimum. The property was left ready for painting to restore it to its former glory.
For a fast, effective solutions to stone arch and bay window structural problems contact AWT today. We provide professional solutions to a wide variety of structural issues for home owners across London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.
Repairing Distorted Gable Brickwork & Large Gaps Around Bay Window Glazing.
The masonry of the bay window of this property in London E11 was leaning away from the main structure. Large gaps were opening up between the bay window frames and the double glazing units. Realignment of the sagging bay window plus reinforcing failing gable brickwork to restore structural integrity were required.
The skills of the AWT team allowed them to restore the structural integrity in a cost effective and efficient manner without any rebuilding or visible fixings.
The Structural Problem
This East London home had visible cracking in front bay window brickwork and stone lintels. Outward rotation of the first floor bay window was clearly visible. Large gaps had opened up between the bay window frame and the glazing. The cracking and distorting of the masonry bay had caused significant movement to the brickwork gable above.
Problems of this type are common in such Victorian / Edwardian properties and are usually the result of ageing and inadequate restraining in the original building methods.
The AWT also had to be prepared for the possibility that the masonry components might not be solid masonry but simply a thin facade covering a timber frame.
The Structural Repair Solution
After the initial inspection, the AWT team conducted an intrusive survey by drilling carefully placed inspection holes and using an endoscope where necessary. This allowed them to determine that this property’s bay window was constructed using solid masonry elements.
The first element of the structural repairs required the installation temporary supports to the underside of the first floor bay window lintels. AWT designed realigning cramping equipment and hydraulic powered jacks were used to realign the columns and brickwork ready for reinforcing.
Specialist drills were used to introduce rows of 8mm stainless steel corded joint reinforcement fixings. This redistributed the upper storey load to the supporting structure below and restrained the diagonal cracking and bulging tendencies.
Precision drilling rigs were used to install helical stainless steel pins through the brick arch. Resin bonded stainless steel pins were used to reconnect the brickwork to the main body of the building.
Internal gable restraints were fixed in place. Stainless steel lateral restraints were installed directly into the timber joists and resin bonded to the masonry. This restored the structural integrity of distorted gable brickwork.
Any disturbed mortar was re-pointed with mortar matched for colour and texture to blend with the existing pointing.
For a fast, effective solution to bay window structural problems contact AWT today. We provide professional solutions to a wide variety of structural problems for home owners across London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.
The brickwork of this mid-terraced Victorian/Edwardian era home in the Stratford, E11 area of London had reached a critical condition. The severe nature of the building’s defects required a combination of specialist structural repair techniques.
The Structural Problem
Without urgent structural repairs, the bay window masonry of this period property would collapse. Symptoms of the severe masonry defects were:
Front bay windows visibly bowing outward
Severe deterioration of bricks in the bay window pillars
Crumbling, spalling bricks
Distorted cracked stonework
Cracking brickwork
Failing, spalled pointing
Cracked front entrance concrete step
Significant cracking and dropping of brick arch lintels
The problems had been caused by ageing, seasonal moisture, thermal expansion and contraction and inadequate restraining of the masonry due to the building methods of the era.
The Structural Repair Solution
Traditional building methods would have required major deconstruction and rebuilding works. AWTs advanced methods allowed the property to be repaired with only one brick pillar requiring rebuilding. This saved the property owner from long, disruptive building works. The property was able to be occupied throughout the repair works. AWT provided a long-lasting, cost-effective structural repair.
Temporary supports were installed to the underside of the ground floor bay window lintels and capital to enable the removal of the right hand column up to the stone capital and the cracked distorted brick corner below the cill.
Stainless steel corded joint reinforcements were installed to form a deep masonry beam. This redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.
The bay window brickwork was reconnected to the main brickwork by the installation of remedial grouted helical bars. An angled steel spine reinforcing with welded ties to restrain the rebuilt brickwork column was fabricated and installed. The brickwork column was realigned and rebuilt with all new bricks.
New stainless steel remedial ties were screwed and resin bonded in place to connect the timber frame to the masonry. Steel pins were installed to stitch the brick arches above the rear windows to restore structural integrity.
The stone front step and other stonework had damaged areas cut away and repaired with Flexcrete concrete repair system. Damaged bricks were refaced where possible, badly damaged bricks were replaced and failing pointing was raked out and replaced.
The replacement bricks, pointing style and mortar mixture were matched for both texture and colour. The property was left ready for the stonework to be repainted.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, including urgent masonry stabilisation and repair. We provide professional solutions to a wide variety of structural problems for homeowners in London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.
Victorian semi-detached house with dropped failing lintel – introduction of bed joint reinforcement, resin bonded ties
The building was a substantial traditionally built semi-detached domestic residence set out over two floors below a pitched tiled roof.
Problem
Signs of distortion and dropping to the brick arches, along with some cracking to the brickwork above. Previous attempts to repair the symptoms were noted to the rear ground and first floor fenestration openings.
Causation
The movement noted was clearly progressive, due to a combination of ageing, seasonal moisture, thermal expansion and contraction (i.e. hygrothermal) and inadequate restraining.
Solution
AWT’s Remedial scheme involved the introduction of bed joint reinforcement beaming and lintel repairs to add tensile strength, thus reinstating the brickwork’s integrity and the uniformity of the wall. After installation, pointing was raked out, reinstated and tinted to match the existing (see coloured remedial works on our proposal picture).
1. Bed joint reinforcement:
We introduced two rows of twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam – as indicated by red double dotted lines on our proposal images.
2. Fenestration lintel repair:
To the underside of the fenestration openings head we drilled for, and injected, grouted 8mm helical stainless steel pins through the brick arch and into the line of the deep masonry beam – as indicated with green parallel lines on our proposal images.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Victorian two-storey bay window with bowing brickwork piers and dropping arches – realignment, bed joint reinforcement beaming, lateral restraints, reinforcement to the brickwork columns and grout ties and concrete repairs to masonry cill
The subject building was a traditionally built mid-terraced domestic Victorian/Edwardian house in South London on two floors below a pitched tiled roof.
Bowing brickwork piers and cracking, dropping and sagging of the structure around the bay window required urgent attention. Using equipment and methods designed by Action Wall Ties, the bay window was reinforced and repaired.
Detailed Case Study
Defect
Action Wall Ties’ investigation reported distortion and distress with localised cracking to ground floor, external spandrel brickwork and cracking and dropped key stones to the brick arches.
The slender brickwork columns to the ground floor had bowed outwards leaving a bow shaped space between the timber box window frame and the brickwork column that has been repeatedly re-pointed.
The bay window has a very large overhanging cill with supporting corbelled knees.
Causation
Action Wall Ties reported that the movement noted was considered to be progressive due to a combination of ageing and ineffective restraining of the slender brickwork columns and rotational effect of the overhanging cills, causing the bowing out of the columns and the arches to spread, crack and drop – cracking the supported spandrel brickwork above.
Structural repair solution
Our remedial scheme involved the introduction of bed joint reinforcement beaming, lateral restraints, reinforcement to the brickwork columns and grout tie injections, together with concrete repairs to masonry cill, all to reinstate the uniformity of the wall and provide restraint.
We provided temporary support to the underside of the ground floor brick arch key stones, removed the debris from the cracks and lifted the stones/arch back into a more level line with the adjacent brickwork.
As indicated with red double dotted lines on our proposal 1, we introduced two rows of twin stainless steel corded joint reinforcement, forming a deep masonry composite beam.
As indicated with green parallel lines on our proposal 1, the beam reconnected the bay window elevational brickwork, and this was accomplished with AWT designed equipment enabling us to diamond drill through each elevation and chase into the main elevational brickwork and install a grouted helical bar.
The formation of continuous beams within the existing masonry should redistribute the upper storey loads, to a large extent, 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.
As indicated with yellow stars on our proposal 1, in conjunction with the beams, we drilled for, and screwed direct into the timber floor joists, 8mm stainless steel lateral restraints – all resin bonded to the masonry.
As indicated with green parallel lines on our proposal 1, to assist in alleviating the rotation affect from the large cills we installed grout ties vertically, drilling for and injecting a grouted 8mm helical bar.
As indicated with blue parallel lines on our proposal 1, we introduced a purpose fabricated steel reinforcing post, fitted and fixed to the inside of the brickwork columns, fixed with stainless steel resin bonded fixings.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems in South London and Kent. Contact us on 01227 721 255, or email us.
Edwardian round bay window cracking & dropping brickwork arches – bed joint reinforcement beaming, fenestration lintel repairs and to install resin bonded ties
The subject building is a substantial, traditionally-built, Edwardian building on two floors below a pitched tiled roof.
This period property required sympathetic treatment by Action Wall Ties’ specialised staff. Cracking and dropping brickwork was stabilised with stainless steel bed joint reinforcement and wall ties. The round structures and brick arches were reinforced and the surrounding structure made good, in keeping with the appearance of the property.
Detailed Case Study
Structural defects
Action Wall Ties investigated and reported varying stages of distortion, cracking and dropping of brick arches, along with some cracking to the brickwork above, together with many previous attempts of repairs to the round bay windows.
Causation
Action Wall Ties reported that the movement noted was believed to be progressive due to a combination of ageing, seasonal moisture, thermal expansion and contraction (i.e. hygrothermal) resulting in ineffective support from the existing arches allowing the brick arch to spread and drop, allowing the brickwork above to crack.
Solution for the structural repairs
A long term, cost-effective solution was provided by Action Wall Ties’ highly skilled operatives. The existing appearance of this period property was carefully maintained. The works were designed to minimise disruption to the building’s occupants and minimise any impact on the environment.
Our remedial scheme involved introducing bed joint reinforcement beaming, fenestration lintel repairs and to install resin bonded ties to reinstate the uniformity of the wall and provide restraint.
As indicated with red double dotted lines on our proposal 1 and 2, we introduced two rows of twin stainless steel corded joint reinforcement, forming a deep masonry composite beam all around the bay.
As indicated with green parallel lines on our proposal 1 and 2, to the underside of the fenestration openings head we drilled for, and installed, either grouted or driven 9mm helical stainless steel pins through the brick arch and passed them into the line of the deep masonry beam installed within the existing masonry.
As indicated with red stars on our proposal 1, we drilled for, and resin bonded, new 9mm stainless steel remedial ties and re-pointed disturbed areas.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair in London and Kent, providing professional solutions to a wide variety of structural problems and defects. Contact us on 01227 721 255, or email us.
Victorian mid-terrace house bay window generic repair. Victorian mid-terrace house – Generic subsidence and cracking bay window repair
This building was a traditional two-storey mid-terrace domestic residence of Victorian vintage with a pitched tiled roof.
Problem – cracked bay window
The front bay windows showed visible distortion and distress, accompanied by significant cracking to both the main brickwork and brick entrance arches, which had also dropped.
Causation – subsidence
It was clearly evident that the bay window had rotated away from the main building line, owing to subsidence. The bay window’s foundations were shallow compared with those of the main building. This situation had been exacerbated by the close proximity of a tall tree that was further desiccating the clay subsoil, though the subsidence was not deemed severe enough at the time to warrant underpinning.
Bay window repair Solution
The bay window was tied back to the main elevation using stainless steel bed joint reinforcement. This served also to beam up the brickwork and repair the cracking. In addition, the bay was tied back to the two floors behind to provide proper lateral restraint. The arch was pinned up, using stainless steel pins, and resined into the brickwork above. After installation, pointing was raked out, reinstated and tinted to match the existing (see coloured remedial works on our proposal picture).
Arboricultural works were undertaken on the tree (by others), to reduce the crown and accordingly lower its water demand from the underlying clay.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including cracked and subsided bay windows in Kent, Surrey, Sussex and London. Contact us on 01227 721 255, or email us.
Large ornate Victorian square stone and brick bay window failing and rotating – stabilizing, realignment, reinforced and make good
The subject building was a substantial traditionally built semi-detached Victorian residence.
On our inspection we found a scaffold in place and it was apparent that a recent attempt at remedial works had been aborted with temporary timber props and packers left in place.
The handsomely designed front elevation and bay window structure, consisted of a ground floor cant bay of brickwork columns, arches with stone corbels, and supporting columns to each external corner supporting a two-storey square bay window of stone column brickwork with stone quoins above.
To the ground, first and second floors, signs of distortion spreading of the 13½ inch brickwork arches with stone quoins to the front and right side cracking the supported brickwork spandrels above were noted. What appears to be a recently installed bed joint reinforcement and resin injected into the open bed joints was also noted.
Discussion
The movement to this complicated bay window structure was believed to be progressive due to ineffective, inadequate, restraining which has allowed the brick arch to spread drop and the brickwork above to drop and crack, resulting in the stone columns leaning outwards and becoming unstable.
Structural repair solution
Although we can make no comment about the suitability/efficiency of either the design or works undertaken as part of the aborted scheme, the first stage of the remedial works that we undertook was to provide temporary support by deploying AWT designed and developed realigning cramping equipment to realign the masonry elements closing the open joints. Thereafter, we used Action Wall Ties’ specially designed diamond drilling jigs to drill the full width of the bay, through all the different elements, and install stainless steel cords locking the bay together adding tensile strength and forming composite beams together with lateral restraints, finally making good.
As indicated with red double dotted lines on our proposal 1, we introduced twin 8mm stainless steel corded joint reinforcement to form a deep masonry beam.
As indicated with green parallel lines on our proposal 1, to form the beam and reconnect the bay window elevational brickwork and stone quoins, we diamond drilled a 20mm hole through each elevation and installed a grouted 8mm helical bar.
As indicated with green stars on our proposal 1, to reconnect the head of the bay windows to the main elevational brickwork, we diamond drilled a 20mm hole through the side of the bays into the main elevational wall and installed a grouted 8mm helical bar.
As indicated with yellow stars in a circle on our proposal 1, in conjunction with the temporary supporting we drilled a 12mm hole counter bore to 20mm, and screwed directly into floor joists 8mm stainless steel lateral restraints and, with a thick stainless steel washer and nut, applied pressure to assist in realigning the masonry. Once completed this was resin bonded to the masonry.
To the second floor cracked capita, we drilled for, and resin bonded, new 6mm stainless steel remedial ties, making good to disturbed areas only with coloured sand and cement mixture.
Making Good Pointing
To cracked brick arches scheduled for reinforcement listed above, we raked out the existing cracked mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth.
Action Wall Ties have developed methods, and trained skilled experienced operatives, to strive to finish our works to be sympathetic with the existing by attempting to match replacement bricks, pointing style and mortar mixture for texture and colour.
