Bay window pulling away Archives - Page 2 of 2

Bed Joint Reinforcement Beaming

Victorian property in Hampstead, NW3. Three-storey bay windows with pulling away outward movement, dropping brickwork (all with previous failing repairs) and bowing side flank wall. Repaired using bed joint reinforcement beaming, lateral restraints, crack stitching, and resin bonded ties.

The subject building was a substantial Victorian end-of-terrace domestic residence in North West London.

Structural Problems

Outward movement to the gable wall, patress plates and tie bars were noted, which indicated that a previous attempt to restrain the outward movement had been made. No significant cracking was noted. Also, a steel band to the front bay window on the first and second floors was found to be heavily corroded and delaminating.

Causation

The movement noted is progressive, attributable to historic subsidence (downward movement) compounded by outward movement due to ineffective or inadequate restraining to the main elevational walls and the bay window, allowing the brick arch to spread and drop and the brickwork above to crack.

Structural Solutions

AWT’s remedial scheme was to introduce bed joint reinforcement beaming, lateral restraints, crack stitching and resin bonded ties – adding tensile strength and restraint and 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:
The introduction of two rows of twin cord reinforcement, forming a deep masonry beam – as indicated with red double dotted lines on our proposal images.

2. Lateral restraints:
In conjunction with the beam, 8mm stainless steel lateral restraints were introduced and screwed directly into the timber floor joists’ end grain or into the side grain, all resin bonded to the masonry – as indicated with yellow stars on our proposal images.

3. Crack stitching:
To stitch localised cracks, single 8mm stainless steel corded joint reinforcements were introduced – as indicated with red single dotted lines on our proposal images.

4. Wall ties to de-bonding brickwork:
Wherever possible, we drilled for and resin bonded 6mm stainless steel remedial ties to the centre of a brick. We then re-pointed the disturbed areas with a coloured sand and cement mixture – as indicated with blue line on our proposal plan images.

5. Making good and pointing:
We then raked out the existing mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth.

AWT operatives are highly skilled in traditional building methods and always attempt to match replacement bricks, pointing styles and mortar colour to be sympathetic with the existing building.

High Quality Structural Repairs

The photo below shows the completed structural repairs 14 years after the project was completed. Unlike the previous repairs by traditional builders, AWT’s structural repair techniques got to the root of the problem.

AWT provide long lasting, cost effective structural repairs so you can enjoy your home.

Read our frequently asked questions about bay window structural repairs.

Action Wall Ties (AWT) based in Kent are specialists in masonry reinforcement and repair covering London, Kent and the whole South East area. AWT provide professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.

Edwardian bay window cracking

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 bay window repair

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.

Read our frequently asked questions about bay window structural repairs.

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.

Victorian bay window with spreading and cracking masonry

A much loved family home in South East London featuring an ornate brick and masonry Victorian bay window with spreading and cracking masonry. Diamond drilling through the brick arches and injection of grouted cords and bed joint reinforcing restored the property to its former glory.

This building was a traditional two-storey mid-terrace domestic residence in Blackheath, SE London, of Victorian vintage with a pitched tiled roof.

Problem – Bay Window Cracking/Dropped Arches

The front bay windows showed visible distortion and distress, accompanied by significant cracking to both main brickwork and brick entrance arches, which had also dropped.

Causation

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 and one core installed into diamond drill holes, indicated with green lines. 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.

Long Lasting Structural Repairs

The gallery below shows AWT’s completed structural repairs after 15 years. This is why homeowners across the SE of England can trust AWT with their period properties. Our structural repair techniques provide long lasting, cost effective repairs that maintain the beauty of period properties.

1 300x225 - Victorian bay window with spreading and cracking masonry — Before

2 300x225 - Victorian bay window with spreading and cracking masonry — Before

C2 1 1 300x225 - Victorian bay window with spreading and cracking masonry — After

C1 300x225 - Victorian bay window with spreading and cracking masonry — After

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. We have many years experience working on period properties, listed buildings and heritage structures.

For expert structural repairs in London, Kent, Surrey and Sussex please contact us on 01227 721 255, or email us.

Realigning Masonry on Victorian Bay Windows

Large cracks were clearly visible in the brickwork around the bay windows of this Victorian period property in South, London. Cracked bricks and dropping brickwork arches above the windows signalled the need for specialist structural repair work.

Bay Window Problems

Common problems with Victorian era bay window properties are dropping and sagging of the brick arches and cracked masonry. Insufficient structural strength allows the bay wall to lean away from the main building.

This Victorian period property in South London had clearly visible structural defects. Specialist structural repairs were necessary to save the decorative Victorian brickwork from eventual collapse.

Expert Bay Window Repairs

Realigning cramping equipment specially developed by AWT was used to support the defective brickwork. Hydraulic rams were then employed to gradually realign the distorted masonry, using our tried and trusted methods, developed over many years working with bay window defects.

The remedial work to the dropping and sagging brickwork included:

Installation of stainless steel corded joint reinforcement
Use of AWT bespoke drilling rig with diamond tipped drills
Installation of stainless steel pins to reinforce the window lintels

When the repointing had been completed the beauty of the original Victorian brickwork could be fully appreciated once more.

The innovative structural repair techniques developed by AWT preserved the original facade without the need for demolition and rebuilding. The end result was a cost effective, long term solution to the problem that preserved the period features of the property.

Action Wall Ties offer structural repair services for period properties for clients in the South East, London, Kent & Surrey

Action Wall Ties (AWT) are specialists in bay window repairs to period properties with bespoke solutions including steel corded joint reinforcement. We also offer professional solutions to a wide variety of other structural issues. Contact us on 01227 721 255, or email us.

Failing Bay Window Masonry

This period property in Kent required structural repairs to the bay window masonry. Due to a combination of weathering, ageing and ineffective restraining the brickwork of the bay window was leaning outward. The bay window brickwork was cracked and bulging away from the windows.

Bay Window Masonry Defects

The front corner of this house in Thanet, Kent had been previously rebuilt by a traditional general builder. This had failed to get to the root cause of the structural problem.

There was visible bulging of the side wall, cracks in the rear wall and outward movement of the higher levels of the front bay. There was also significant cracking in the spandrel brickwork between the lines of windows.

The bay window brickwork columns to the top floor had become unrestrained, de-bonded (see diagram) and bulged outwards. This caused the brickwork arches and the parapet wall above the bay window to also lean outwards. As a result, there was a bow shaped space between the timber window frame and the brickwork columns.

Bay Window Masonry Repairs

AWT installed temporary supports and then deployed their AWT designed realigning equipment to restore the brickwork to an upright level. Specialist drilling rigs were used to introduce stainless steel reinforcement into the brickwork. This provided the necessary strength and restrained the brickwork to give a permanent solution to the problem.

AWT used their specialist equipment to close up the cracks in the brickwork and restore the dropped brick arches. The custom made stainless steel fittings are all concealed within the brickwork to preserve the appearance of the property.

AWT have a great deal of experience in restoring structural integrity to listed and period properties. To maintain the appearance of the property AWT matched the colour and texture of the existing mortar and repointed the disturbed areas.

AWT can provide cost effective structural repairs for a wide range of structural faults including bay window structural problems. We operate not only in Kent but across the whole of London and the South East of England.

Contact us using our contact form, call us on 01227 721 255, or email us.

Unstable Bay Window

Bay Window Cracking & Sagging After Installing New UPVC Windows

The bay windows in this London, SW2, property had become unstable due to the removal of the original timber windows for replacement double glazing installation. Problems were manifested as cracks in the plaster and brickwork. Gaps also opened up between the ceiling and the bay wall.

AWT was able to restore structural integrity to the bay window without the need for slow, costly rebuilding work. AWT provided a cost effective, long term repair with minimal disruption to the ongoing restoration project.

case study 5b62dbe93c42d4.63894392 - Unstable Bay Window — Gaps, cracks & damaged brickwork. Structural issues caused by replacing windows in period bay windows.

Common symptoms of structural issues arising from fitting replacement windows into bay windows include:

Cracks in internal walls around bay window
Gaps opening up between the ceiling and the bay window wall
Difficulty opening/closing windows
Cracks in external brickwork
Bay window masonry sagging
Bay window masonry leaning/pulling away from the main elevation

The Structural Problem with the Bay Window

During the refurbishment of this mid-terraced Victorian/Edwardian period property in Brixton, South West London it became evident that there was a serious structural issue with the bay windows. Cracks were radiating out from the bay window brickwork and the first floor bay window was leaning outward. Both the plaster and the brickwork showed significant cracking.

The Action Wall Ties team quickly discerned that when UPVC windows had previously replaced the original timber sash window frames the supports afforded at the head of the bay had been removed. This had allowed the bay window to sag, drop and rotate away from the main elevational house wall.

Initially, temporary supports were put in place to the underside of the first floor front bay window masonry. This prevented further deterioration of the brickwork.

This is a common problem that AWT is called to repair. Removal of timber sash windows from a bay window often leaves the bay window brickwork without sufficient support. Structural problems with the bay window masonry may become evident during or after the fitting of new double glazed units to the bay window.

Restoring Structural Integrity to the Bay Window

Action Wall Ties’ plan involved restoring the structural strength integrity of the bay window and redistributing the load from the upper storey of the property.

Utilising our specially developed equipment, tooling, methods and skilled staff allowed the realignment of the leaning masonry. This was followed by the fabrication and installation of remedial steelwork and fixings. The introduction of bed joint reinforcement beaming, to form composite beams within the masonry, together with lateral restraints restored the structural strength, all with minimal impact on the face of the brickwork.

Action Wall Ties used bed joint reinforcement beaming, lateral restraints and grout tie injection to reinforce the masonry. Steel lintels and columns were also fitted.

Replacement bricks were colour matched to blend with the original masonry. The pointing style and mortar mixture were also designed to match the original texture and colour.

Action Wall Ties serve customers in SW London and throughout the South East i.e. in Kent, Greater London, Sussex, Essex and Surrey. We are often called in by homeowners encountering bay window problems following the fitting of new double glazed windows. We are experts in repairing and stabilising bay window brickwork and stonework.

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including issues with bay windows. Contact us on 01227 721 255, email us or use our contact form.

Rendered Victorian Terrace with Bulging and Sagging Brickwork

Victorian Terrace with Bulging and Dropping Brickwork

This Victorian terraced home with rendered brickwork in Walthamstow, East London was suffering with dropping and outward bowing of the brickwork.

The Problem

This rendered Victorian terrace home in Walthamstow, London E17, was suffering with significant distortion of the masonry. It also had dropping and outward bowing movement of the brickwork on the upper floor.

The left hand side external brickwork had bulged outward from the centre first floor. Internal movement to the junction of the dividing wall and external wall was also noted.

If structural repairs are sought early enough, AWTs specialist repair techniques may allow for repairs without removing render/pebble dash finishes. However, due to the advanced structural issues with this property, it was necessary to remove the render.

The Solution

The first step, after the initial survey, was to carefully remove the render finish on the front elevation to expose the underlying brickwork. As well as giving access to the brickwork this also allowed for a secondary survey to ensure there were no further issues with the masonry.

Our remedial work included:

Bed Joint Reinforcement Beaming
Crack Stitching
Fenestration Lintel Repair
Lateral Restraints
Grout Tie Injection
Brickwork Repairs
Realignment and Pinning of the Coping Stones

The repair work was designed to reinstate the uniformity of the walls and provide restraint in order to restore the tensile strength of the brickwork. It was also necessary to reconnect the main elevational brickwork to the brick internal dividing and party walls.

Action Wall Ties used specialist drilling rigs that enable precision drilling. State-of-the-art stainless steel fixings were then installed within the framework of the building. These techniques have been designed to deal with the root cause of structural faults rather than just provide a short-term cosmetic fix.

Carefully matched coloured sand and cement mortar was used to make good the drill holes. As can be seen in the photo, there are no visible fixings once repair works are complete. The exposed brickwork is left clean, tidy and ready for repointing. The facade of the house can either be left as exposed brick or the render can be replaced if desired.

AWT’s specialist skills allowed these serious structural faults to be repaired quickly and economically. No long and costly rebuilding work was required.

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair. AWT can advise on structural repairs to properties with render, pebble dash and spar dash. We provide professional solutions to a wide variety of structural problems for home owners in East London as well as the rest of London, Kent, Surrey and Sussex. Contact us on 01227 721 255, email us or use our contact form.

Bulging and Cracking Ornate Bay Window

This Victorian/Edwardian terraced home in Lewisham SE4 was suffering with structural defects that were causing cracks in the decorative work around the bay windows as well as bowing brickwork.

The Structural Problem

The beautiful decorative moulding around the bay windows of this terraced home in South East London was cracking. Even more worryingly, the brickwork of the bay window was visibly bulging and rotating away from the main part of the house. Inside the house there were cracks appearing in the internal party wall.

Action Wall Ties were called in to find a permanent solution to the structural issues while preserving the period features of the property.

The Structural Repair Solution

The AWT’s survey team diagnosed inadequate restraint of the bay window and a point loading issue with the party wall. Reinforcement of the masonry and a redistribution of the load on the party wall was required.

AWT have an arsenal of techniques at their disposal that are not available to traditional builders. This allows them to repair structural defects without rebuilding works.

Following a thorough survey, the following techniques were selected to restore the structural integrity:

Bed Joint Reinforcement Beaming
Crack Stitching
Grout Tie Injection
Lateral Restraints
Concrete and Brickwork Repairs

The specialist tools and equipment developed by AWT allows them to repair structural defects without compromising the look of a period property such as this.

A twin diamond bladed machine with attached vacuum was used for precision drilling prior to the installation of rows of twin 8mm stainless steel corded joint reinforcements. This helped to redistribute the weight of the upper storey to those parts of the supporting structure best able to carry them. It also assisted in restraining diagonal cracking and bulging.

8mm stainless steel lateral restraints screwed into the floor joists’ bresummer beam and resin bonded to the masonry provided further lateral restraint.

Localised cracks in the brickwork were stitched together using stainless steel fixings embedded out of sight within the brickwork.

Any patches of defective masonry were cut away and the areas were repaired using Flexcrete – a specialist repair substrate.

The finishing touches included colour matching any replacement bricks and ensuring the pointing style and mortar mixture matched the existing texture and colour.

AWT’s specialist skills allowed these serious structural faults to be repaired quickly and economically without damaging the character of the period features.

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair. We provide professional solutions to a wide variety of structural problems for home owners in Lewisham and the whole of London, Kent, Surrey and Sussex. Contact us on 01227 721 255, email us or use our contact form.