Bay window spreading, dropping arches /lintels and cracking brickwork Archives

Distorted Georgian Bay Window Masonry

Failing Bay Window Support Beam

This beautiful Georgian property in Kent had structural issues with one wing of the property. AWT was called in to assess the distortion of the first-floor windows and ground-floor bay window brickwork and masonry. Cracks had also appeared in the first-floor internal plaster. Like many properties that AWT surveys, there were signs of previous failed repairs.

Our specialist structural repair techniques preserve your property’s period features, which protects its market value.

slide 1010 - Distorted Georgian Bay Window Masonry — Failing Georgian Bay Window

slide 1020 - Distorted Georgian Bay Window Masonry — Failing Georgian Bay Window

AWT provided a cost-effective structural repair that minimised disruption to the residents and preserved the property’s period features. To learn more about how AWT can help with structural defects in bay windows, read our Bay Window Structural Repair FAQs.

Unlike traditional builders, AWT can provide targeted, long-term structural repairs without rebuilding work.

slide 3021 225x300 - Distorted Georgian Bay Window Masonry — Before Repairs

The Structural Problem

Bay Window

The substantial masonry cornice above the bay window was cracked and showed signs of distortion. Gaps had opened up in the window cill causing cracks in the brickwork below. The brickwork bay window arch was also cracking and dropping.

Like many properties that AWT surveys, there were signs of previous failed repairs.

slide 3011 - Distorted Georgian Bay Window Masonry — Bay Brickwork Dropping

slide 5011 - Distorted Georgian Bay Window Masonry — Bay Brickwork Dropping

Inspection of the junction between the bay window brickwork and the main elevation revealed cracking and signs of movement. Previous attempts to repair the structural issues using traditional building methods had failed, and the cracks had spread.

slide 3021 768x1024 - Distorted Georgian Bay Window Masonry — Sagging Window Brickwork

slide 4022 768x1024 - Distorted Georgian Bay Window Masonry — Sagging Window Brickwork

First Floor Windows

The beautiful group of 3 windows is a key feature of the Georgian facade. The significant dropping of the brickwork columns and the semi-circle brickwork arch had left a gap between the brickwork arch and corbeled brickwork above the arch. Without suitable structural repairs, the brick arch could collapse, damaging the period brick and the ornate stone corbel at the top of the arch.

slide 2011 768x1024 - Distorted Georgian Bay Window Masonry — Cracking & Dropping Brickwork

slide 2021 768x1024 - Distorted Georgian Bay Window Masonry — Cracking & Dropping Brickwork

The 2 smaller windows also showed signs of distortion. The brickwork above the windows was cracking and dropping. Inside the property, the plaster around the windows was cracking.

Structural Defects

The timber bressummer support beam over the bay window was overstressed (as are most period beams) and affected by creep, allowing the supported masonry to drop. The masonry required realignment and reinforcement. It also needed reconnecting to the main structure to prevent further movement.

The Structural Solution

AWT provided a set of targeted structural repairs to give a long-term solution without the cost and disruption of rebuilding work. Our specialist structural repair techniques preserve your property’s period features, which protects its market value.

slide 6010 - Distorted Georgian Bay Window Masonry — Specialist Tools

slide 6040 - Distorted Georgian Bay Window Masonry — Specialist Tools

AWT’s special diamond drilling methods developed over many years, and our specialised equipment allows precision diamond drilling to install fixings exactly where they are needed.

The structural repairs included:

Brickwork Realignment
Bed Joint Reinforcement Beaming
Window Lintel Brickwork Arch Repair
Lateral Restraints
Precision diamond drilling
Grout Tie Injection
Brickwork Repairs
Concrete Repairs

Action Wall Ties are specialist structural repair contractors with the knowledge and experience required to repair period properties with severe structural defects, such as failed bay window support beams. AWT work 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.

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 — Before Bay Window Repairs

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.

SE London Bay Window 04 1 - Bay Window Movement Solved Without Rebuild

SE London Bay Window 05 1 - Bay Window Movement Solved Without Rebuild

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SE London Bay Window 15 - Bay Window Movement Solved Without Rebuild

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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

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

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

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.

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

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Bay Window Realignment

Strengthening Bay Window

Repairing Stone Door Arch

Brick Columns Realigned

Repairing Cracked Brickwork

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

SE London Bay Window 27 - Bay Window Movement Solved Without Rebuild

SE London Bay Window 28 - Bay Window Movement Solved Without Rebuild

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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

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.

SE London Bay Repairs 01 - Bay Window Movement Solved Without Rebuild

SE London Bay Window 31 - Bay Window Movement Solved Without Rebuild

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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

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.

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.

East London Bay unstable 300x225 - Collapsing Period Bay Window in East London — Collapsing Bay Window

Bay structural repair 300x225 - Collapsing Period Bay Window in East London — After Structural Repairs

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.

bay failing brick - Collapsing Period Bay Window in East London

bowing bay columns - Collapsing Period Bay Window in East London

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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

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.

East London Brick dropping 300x225 - Collapsing Period Bay Window in East London — Dropping Brick Arches

East London Bay failing 300x225 - Collapsing Period Bay Window in East London — Failing Bay Arches

East London Bay dropping 300x225 - Collapsing Period Bay Window in East London — Dropping Brickwork

L cracked dropped 300x225 - Collapsing Period Bay Window in East London — Cracked Brickwork

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.

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

Brick Arch Repairs

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.

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Strengthening Bay Columns

Bay Columns- No Gaps!

Realigned Bay Columns

Bay Column Repairs

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.

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P3 Bay repairs E11 225x300 - Collapsing Period Bay Window in East London

P1 Bay repairs E11 225x300 - Collapsing Period Bay Window in East London

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L3 Bay repairs E11 300x225 - Collapsing Period Bay Window in East London

L1 Bay repairs E11 300x225 - Collapsing Period Bay Window in East London

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.

Timber Bay Window Beam Replacement

Realignment, Reinforcement & Bressumer Beam Replacement

This period property in Lambeth, SW London was undergoing a complete refurbishment. The structural defect affecting the wooden front bay window beam was endangering the entire facade of the property. Without suitable structural repairs the front of the property would collapse.

AWT were chosen to complete the structural repairs because their specialist techniques allow them to replace bay window beams, realign masonry and reinforce structural integrity without slow, costly rebuilding work. AWT were able to preserve the beautiful period features of the property and provide a long term structural repair.

bay beam problems - Timber Bay Window Beam Replacement — Before Structural Repairs

after 1 - Timber Bay Window Beam Replacement — Before Structural Repairs

The Structural Problem

Like many Edwardian/Victorian period properties, this South-West London property had been built with a timber Bressumer beam supporting the masonry above the bay window. This wooden beam had decayed leaving the upper storey brickwork without adequate support and on the verge of collapse.

The unsupported weight of the first floor brickwork was damaging the mouldings around the bay window, causing it to crack and lean away from the main elevation. The 2 first floor windows were sagging in a characteristic V shape.

bay beam movement 768x1024 - Timber Bay Window Beam Replacement — Rotting Timber Bay Window Beam

Cracking leaning bay stone 768x1024 - Timber Bay Window Beam Replacement — Rotting Timber Bay Window Beam

Some of the symptoms of the Bressumer beam failure seen in this property:

Significant visible distortion of the supporting bressummer beam of the front bay window
Dropping brickwork and windows above the bay window
Bowing of the main roof
Signs of distorting outward movement from the head of the single-storey bay window
Cracked masonry and some cracking to the brickwork
Cracking and missing section to the masonry cill, partly due to rusting mild steel within the cill

cracking ornate stone - Timber Bay Window Beam Replacement — Cracking Bay Stonework

crumbling window cill - Timber Bay Window Beam Replacement — Cracking Bay Stonework

This type of horizontal wooden beam is known by a number of different names including:

Timber lintel
Bressumer, Bressummer or Breastsummer beam
Summer Beam
Various other spellings including Sommer, Somer, Sommier and Somier

This type of substantial wooden lintel is often found in period properties over bay windows. Old Edwardian/Victorian timber Bressumer lintels over bay windows are generally over-stressed compared to modern-day standards. They are often found to have moved out of position. Further problems with timber lintels include rot, damp, pest infestations etc. This can render the lintel ineffective, deflecting the brickwork above, as well as the floor and the ceiling. Another common cause of Bressumer beam problems is movement within the building’s structure which leaves the beam lacking adequate support.

The Structural Repair Solution

AWT identified the root cause of the structural issues to be the failure of the timber Bressumer beam in the bay window and inadequate restraint of the bay window masonry. Even without the issue of the beam decaying, the original beam was not strong enough.

The structural repair works required the replacement of the wooden bay window support beam, realignment and strengthening of the brickwork and the addition of lateral restraints to tie the bay window to the main elevation.

removal decayed beam - Timber Bay Window Beam Replacement — Removal of Old Beam

installing new beam - Timber Bay Window Beam Replacement — Removal of Old Beam

The structural repair works included:

Installation of temporary bay window supports & bracing
Use of AWT-designed realigning equipment to lift the brickwork back in line
Removal of old, decayed Bressumer beam
Replacement of the timber Bressumer beam with a suitable metal beam
Introduction of Bed Joint Reinforcement – Beaming to reinforce the brickwork
Installation of lateral restraints
Diamond drilling and injection of grouted ties to reinstate uniformity
Window cill and brickwork repairs

AWT’s repair works were achieved without leaving any visible fixings. The interior finishes were left ready for the renovation work and decorating to be completed. The exterior ornate bay window mouldings and cill were left ready for painting.

after 2 768x1024 - Timber Bay Window Beam Replacement — After Structural Repairs

AWT provide cost-effective structural repairs for a wide range of structural faults including failing wooden lintels and beams. We operate not only in London but across the whole of the South East of England including Kent, Surrey, Sussex and Essex.

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.

Rebuild & Reinforce Collapsed Bay Window in SW London

SW8 bay window repair 225x300 - Rebuild & Reinforce Collapsed Bay Window in SW London — After Structural Repairs

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. 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

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

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

Collapsing bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London

dropping bay arch - Rebuild & Reinforce Collapsed Bay Window in SW London

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dropping bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London

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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

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.

Sagging Window Masonry at Risk of Collapse

Bressumer Beam Replacement & Masonry Realignment Without Demolition

after 1 300x225 - Sagging Window Masonry at Risk of Collapse — After Realignment

The masonry at the front of this mid-terraced home near Croydon, London, was sagging in the middle due to a failing bressumer support beam above the bay window. The distortion was clearly visible outside the property, with the distortion of the windows giving it a cartoon-like sad expression. Inside the property the floors were sloping and walls and ceilings cracking.

south east london repairs 1 - Sagging Window Masonry at Risk of Collapse

structural repairs se london - Sagging Window Masonry at Risk of Collapse

sloping windows - Sagging Window Masonry at Risk of Collapse

sloping floor - Sagging Window Masonry at Risk of Collapse

Dropping Brickwork & Windows

Sagging Windows

Distorted Windows. Failing Bressumer Beam.

Sloping Floors. Failing Bressumer Beam.

Sloping Windows. Failing Bressumer Beam.

The structural problem had progressed so far that it was bowing the main roof of the property. Without suitable structural repairs the property was at risk of collapse.

Traditional building works to repair such a serious structural fault would have required a major building project. Standard building methods would require de-construction of the front elevation, replacing the beam, rebuilding the front first floor brickwork, refitting the windows and re-plastering inside.

The Structural Problem

Bressumer repairs Croyden - Sagging Window Masonry at Risk of Collapse

Bressumer repairs SE25 - Sagging Window Masonry at Risk of Collapse

ceiling cracks - Sagging Window Masonry at Risk of Collapse

temp support - Sagging Window Masonry at Risk of Collapse

Structural Repairs for Sagging Masonry.

Repairs to Dropping Windows

Ceiling Cracks due to Failing Bressumer Beam

During Bresummer Beam Replacement

This Victorian/Edwardian home in South East London had clearly visible structural distortion:

Significant visible distortion of the front elevational masonry
Dropping of the centre column of 1st floor brickwork
Significant deflection to the window openings, cills & lintels down to the centre of the building
Bowing of the main roof
Cracking to the internal plaster
Bulging of the ceiling

The AWT survey team rapidly diagnosed a failing bressumer beam. Bressumer beams are also known as bressummer beams, breastsummer beams, summer beams, timber lintels or wooden beams.

These large timber beams span openings, such as bay windows, and support the masonry above. They are often found in period bay windows and shop windows.

Failure of a Bressumer beam, due to deterioration of the wood or movement within the structure, can have serious knock-on effects on the building’s structural integrity.

Period timber Bressumer beams over bay windows are often over stressed by modern day standards. The load from the structure above causes the beam to creep or deform and causes significant deflection from the beam’s correct position. This, together with further deterioration of the timber due to rot, damp, pest infestations etc can cause the beam to fail, deflecting the brickwork, floor and ceiling above.

This was a serious structural defect significant and if it was not addressed it would result in the ultimate failure and collapse of the structure.

The Structural Repair Solution

AWT were called in to find an alternative to slow, expensive and disruptive rebuilding works. AWT have spent many years developing equipment and methods that allow structural repairs to be carried out that treat the root causes of the problem without demolition and rebuilding. This allows for a less disruptive, more cost effective repair solution.

after SE london sloping windows 230x120 - Sagging Window Masonry at Risk of Collapse — After Bressumer Beam Replacement

during beam repairs se london 230x120 - Sagging Window Masonry at Risk of Collapse — During Bressumer Beam Replacement

after beam repairs se london 230x120 - Sagging Window Masonry at Risk of Collapse — After Bressumer Beam Replacement

during masonry repairs se london 230x120 - Sagging Window Masonry at Risk of Collapse — After Masonry Reinforcement

AWT’s structural repair plan included:

Installation of temporary supports
Using AWT designed equipment to realign the bressumer beam, floor joists, brickwork, window cills and lintels
Removal of the existing timber bressumer beam
Formation of concrete pad stone supports
Installing a new steel beam
Masonry beaming – reinforcement of the brickwork using Bed Joint Reinforcement
Restraining bulging masonry by installation of resin bonded ties within the brickwork
Concrete and brickwork repairs
Matching replacement bricks, pointing style and mortar mixture for texture and colour

The property owners replaced the old, distorted windows in the future to complete the transformation.

Bressumer repairs Croyden 225x300 - Sagging Window Masonry at Risk of Collapse — Before Structural Repairs

Bressumer repairs SE25 225x300 - Sagging Window Masonry at Risk of Collapse — Before Structural Repairs

after 3 225x300 - Sagging Window Masonry at Risk of Collapse — After Structural Repairs

AWT left the property with hardly a sign of the extensive work visible on the outside of the property. Inside, there are no visible fixings. The disturbed areas of the internal wall and ceiling were left ready for replastering and redecoration. As can be seen in the photos, the internal finishes have been disturbed far less than would have been the case after repairs by traditional techniques.

Action Wall Ties are specialist structural repair contractors with the skills required to replace failing bay window beams, realign masonry and reinforce brickwork on modern, period and heritage properties. AWT work along with property owners, architects, project managers and local authorities on large and small projects.

AWT are available for projects of all sizes in London, Kent, Essex, Surrey and Sussex. To arrange a survey or to discuss project details, please use our contact form, email us or call us on 01227 721 255.

Repairs to Ornate Window Columns

Structural Repairs for Ornate Victorian Window Columns

l SW4 windows gaps - Repairs to Ornate Window Columns

l after SW4 column repaired - Repairs to Ornate Window Columns

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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

After Window Structural Repairs

Before Bay Window Structural Repairs

After Bay Window Structural Repairs

Before Bay Window Structural Repairs

After Bay Window Structural Repairs

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.

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

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

p structural repairs lambeth 225x300 - Repairs to Ornate Window Columns

SW4 structural repairs 225x300 - Repairs to Ornate Window Columns

p SW4 structural repairs 225x300 - Repairs to Ornate Window Columns

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.

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.

SW London Bay problems 300x225 - Failing Bay During Window Replacement — Before Bay Window Repairs

SW London Bay repaired 300x225 - Failing Bay During Window Replacement — After Bay Window Repairs

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.

SW London Bay Reinforcement 290x300 - Failing Bay During Window Replacement

SW London Bay Supports 290x300 - Failing Bay During Window Replacement

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.

Distorted Columns & Lintels

Failing Bay Window Columns & Lintels

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.

NW10 BAY COLUMNS AFTER 225x300 - Distorted Columns & Lintels — 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.

NW10 Bay window gaps 1 225x300 - Distorted Columns & Lintels — Before: Large gaps between masonry & double glazing.

NW10 Bay window gaps repaired 225x300 - Distorted Columns & Lintels — 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.

NW10 Bay window gaps 2 300x225 - Distorted Columns & Lintels — Before: Large gaps around windows.

NW10 Bay window gaps repair 300x225 - Distorted Columns & Lintels — 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.

Failing Timber Bressumer Lintel

Collapsing Bay & Gable

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.

NW3 bressummer repaired 300x225 - Failing Timber Bressumer Lintel

NW3 bressumer 300x225 - Failing Timber Bressumer Lintel

NW3 bresummer 300x225 - Failing Timber Bressumer Lintel

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.

NW3 new bressumer 300x225 - Failing Timber Bressumer Lintel

NW3 new bressummer 300x225 - Failing Timber Bressumer Lintel

Hampstead bressummer repaired 300x225 - Failing Timber Bressumer Lintel

NW3 bressummer support 1 300x225 - Failing Timber Bressumer Lintel

Hampstead bressummer repairs 1 300x225 - Failing Timber Bressumer Lintel

Hampstead bressumer repairs 1 300x225 - Failing Timber Bressumer Lintel

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.

Read our frequently asked questions about bay window structural repairs.