Cracking, dropping brickwork Archives

Severely Distorted Window Masonry, London

Unstable Period Window Masonry, South West London

This Victorian townhouse in Brixton, London SW9, had severely distorted masonry and large gaps around the top floor windows. The brickwork would collapse without immediate action to repair the structural problems. The defect was also impacting the neighbouring property.

Appropriate structural repairs were urgently required to preserve the period features and the property’s value. Previous attempts to repair the defects by traditional building methods had failed. AWT’s specialist repair techniques allow them to repair period brickwork without visible fixings or slow, messy rebuilding work. This is especially helpful where structural defects are affecting adjoined properties and flats.

distorted masonry repairs 225x300 - Severely Distorted Window Masonry, London — After Repairs

The Structural Problem

The visible outward leaning of brickwork and masonry lintels to the front top floor had reached the point of instability. If not addressed rapidly, it would result in the failure and collapse of the masonry. This would then require longer, more disruptive and expensive rebuilding work. It would also cause damage to the property’s period features and impact the resale value.

gaps above window 300x225 - Severely Distorted Window Masonry, London — Distorted Masonry Around Windows

Realigned 300x225 - Severely Distorted Window Masonry, London — Realigned Window Masonry

Wide gaps had opened up between the windows as the brickwork bulged outwards. A large gap had also formed above one window and the masonry and lintels were no longer straight.

AWT’s survey found significant outward leaning of the top floor brickwork pier between the windows shared with the adjoining property. The top floor masonry and lintel lintels also showed movement and distortion. AWT diagnosed a progressive structural defect due to ageing and ineffective/inadequate restraining of the masonry.

Previous attempts to repair the structural problem by repointing the area and filling the gaps with mortar had failed to fix the underlying structural issues.

collapsing window brick 225x300 - Severely Distorted Window Masonry, London — Wide Gaps Behind Brickwork

window brickwork gap 225x300 - Severely Distorted Window Masonry, London — Bulging Window Brickwork

failed repairs 225x300 - Severely Distorted Window Masonry, London — Previous Failed Repairs

failed repairs repointing 225x300 - Severely Distorted Window Masonry, London — Failed Structural Repairs

The Structural Solution

Standard building methods tend to provide temporary, cosmetic repairs rather than tackling the root cause of the structural issues. AWT’s specialist knowledge and equipment allow them to remedy masonry defects, add tensile strength and reinstate the integrity of the brickwork. The result is a long-term repair that is not only cost-effective but also requires minimal disruption to residents.

brickwork straightened 225x300 - Severely Distorted Window Masonry, London — Window Gaps Repaired

brickwork realigned 225x300 - Severely Distorted Window Masonry, London — Bulging Brick Realigned

After installing temporary supports to prevent the masonry from collapsing, AWT used specialist structural repair techniques and equipment to restore the structural stability:

Realignment of Brickwork & Lintels using AWT Designed Realigning Cramping Equipment
Forming Load Bearing Beams in the Brickwork using Heliforce Bars
Restraining Bowed Masonry using Thor Restraint Ties
Reconnecting the Internal Partition Wall using Thor Grout Ties

Window gaps repaired 300x225 - Severely Distorted Window Masonry, London — Masonry Realigned

Window gaps repair 300x225 - Severely Distorted Window Masonry, London — Straightened & Strengthened

AWT use precision diamond drilling techniques to install the stainless steel fixing precisely where required. The result is a repair with no visible fixings. The vast majority of the work is completed from the outside of the property, keeping disruption to a minimum.

New, colour-matched mortar is used to restore any areas of disturbed mortar. Stonework, window frames etc are left ready for repainting if required.

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

AWT are available in 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.

Failing 1960s/70s Brick Lintels

Repairs to 1960s/70s Brick Lintels – Diagonal Cracks & Dropping Brickwork

This semi-detached home near Maidstone in Kent was built in the 1960s or 1970s. The property is a cavity wall construction with no visible external lintels above the doors or windows.

In common with many properties built in the 60s and 70s, it suffered from brickwork issues above the doors and windows. It showed signs of previous, unsuccessful attempts to repair the brickwork by traditional building methods. Structural repairs were required to avoid the failure of the lintels and the collapse of the unsupported brickwork above the lintels.

There are many housing estates across the South East, including many former council house estates, that are built in the same way. AWT has helped homeowners and housing associations find a cost-effective solution to brick-lintel defects.

Common symptoms of brick lintel issues include:

Gaps opening up in brickwork
Cracks in brickwork, especially diagonal, stepped cracks
Cracks in plaster around doors and windows
Sagging and dropping brickwork above doors or windows
Difficulty opening or closing doors and windows

The Structural Problem

The AWT survey found dropping and cracking to the external brickwork that forms the supporting lintel above the window openings and supported brickwork above, which if not treated would result in their failure.

As can be seen in the photos below, previous attempts had been made to repair the cracks. Traditional building methods had only provided a temporary, cosmetic repair. Cracks could be clearly seen running through the areas that had been repointed.

Inside the property, cracks had opened up in the plaster around the windows.

60s 70s cracked brickwork 225x300 - Failing 1960s/70s Brick Lintels — Cracking/Dropping Brickwork

plaster cracking around windows 225x300 - Failing 1960s/70s Brick Lintels — Plaster Cracks Near Windows

60s 70s cracks above doors 225x300 - Failing 1960s/70s Brick Lintels — Previous Attempted Repairs

60s 70s lintel problems 225x300 - Failing 1960s/70s Brick Lintels — Failing 60s/70s Brick lintels

The brick lintels had been deteriorating over a long period. The failure of the existing window and door lintels was causing the brickwork above the lintels to drop and crack due to a lack of support.

As well as causing cracks and gaps in the brickwork, the pressure of the unsupported masonry will warp doors and windows making them difficult to open and close. Without appropriate structural repairs, the outer skin of the brickwork would collapse.

60s 70s brickwork gaps 300x225 - Failing 1960s/70s Brick Lintels — Gaps in Brickwork

Cracks Above Windows 300x225 - Failing 1960s/70s Brick Lintels — Cracks Above Windows

dropping 60s 70s lintel 300x225 - Failing 1960s/70s Brick Lintels — Dropping Brick Lintel

dropping brick above window 300x225 - Failing 1960s/70s Brick Lintels — Cracking & Dropping

The Structural Solution

The remedial works were designed to restore the masonry to the correct alignment and add tensile strength by installing state-of-the-art fixings within the brickwork. The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.

AWT’s specialist precision drilling equipment allowed the fixings to be installed from the exterior of the property with minimal disturbance to the residents.

AWT’s specialist structural repair techniques provided a long-term repair without visible fixings or rebuilding work.

repairing 1970s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — Repairing 60s/70s Lintels

repairing 1960s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — 60s/70s Lintel Repairs

repairing 60s 70s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — Realign & Reinforce

Instal temporary supports to the underside of door & window openings
Removal of debris from brickwork cracks
Realign lintels using hydraulic equipment
Instal stainless steel corded joint reinforcement within the brickwork to form a load-bearing beam within the masonry
Instal helical stainless steel pins to secure the brick lintels
Instal resin bond stainless steel ties forming truss ties
Reconnect masonry using grouted 8mm helical bar
Instal remedial wall ties to debonded cavity brickwork
Re-point disturbed areas of mortar with colour-matched mortar

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair properties of all ages. AWT works on domestic and commercial projects for homeowners, housing associations, structural engineers, architects, project managers and local authorities.

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

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

bay window gap - Rebuild & Reinforce Collapsed Bay Window in SW London

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

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

rebuilding bay brickwork - Rebuild & Reinforce Collapsed Bay Window in SW London

after bay rebuilt - Rebuild & Reinforce Collapsed Bay Window in SW London

rebuild bay window - Rebuild & Reinforce Collapsed Bay Window in SW London

Collapsing Bay Masonry

Bay Window Arch Just Before Collapse

Gaps Around Bay Window Glazing

Warning Signs of Bay Window Masonry Collapse

Rebuilding Bay Window Brick Arch

Rebuilding Collapsed Bay Brickwork

After Bay Window Rebuilding

Rebuild of Bay Window Brickwork

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

l SW4 bay cracked 1 - Repairs to Ornate Window Columns

l after SW4 bay repairs - Repairs to Ornate Window Columns

l SW4 bay cracks - Repairs to Ornate Window Columns

l after SW4 bay repaired - Repairs to Ornate Window Columns

Structural Repairs for Ornate Period Windows

Before Window Structural Repairs

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.

Soldier Brick Lintel Repairs Kent

Dropping & Cracking Soldier Brick Lintels

This 1950s / 1960s home in Erith, Kent has brick support lintels above the doors and windows made up of upright bricks known as soldier brickwork courses. The soldier brick lintels, also known as straight arches, were dropping and cracking. Without suitable structural repairs the lintels and the brickwork above would fail. This would damage the UPVC windows and doors and eventually lead to the collapse of the brickwork. This problem often occurs after new windows and doors have been fitted to properties of this era.

The Structural Problem

The brickwork above the doors and windows of this semi detached home near Dartford, Kent was supported by lintels comprised of upright, soldier bricks. Deep cracks had formed around the soldier brick lintels, the soldier bricks were also dropping. This was leaving the brickwork above unsupported, putting pressure on the UPVC windows and doors.

Failing soldier brick lintels can lead to warping of the double glazed UPVC replacement windows and difficulties opening doors and windows. The masonry above the lintels will begin to drop and sag. Eventually, the lintels would fail, causing the brickwork above to collapse.

Common Symptoms of Soldier Brick Lintel Failure:

Cracks around lintels above windows & doors
Difficulties opening & closing windows & doors
Sagging brickwork above windows & doors
Symptoms often become more noticeable after fitting replacement windows & doors

The Structural Repair Solution

The structural inadequacy of the straight arch lintels was repaired by reinforcing the masonry above and forming a composite beam within the external brickwork. The formation of deep masonry beams within the existing masonry supports the masonry and maintains the integrity to the brickwork.

The 3 techniques used by AWT were:

Bed Joint Reinforcement Beaming
Fenestration Lintel Repair
Resin Bonded Ties.

This reinstated the uniformity of the brickwork while at the same time providing restraint, preventing the brickwork from dropping and cracking.

The AWT team put temporary supports in place before using their specialist realignment equipment to move the dropping lintel back into line with the adjacent brickwork. Then rows of twin 8mm stainless steel corded joint reinforcement fixings were installed within the masonry forming a deep masonry beam. Grouted helical stainless steel pins were also installed to reattach the soldier course forming the lintel to the brickwork above and resin ties fixed to the inner skin within the beam area.

Cracked or disturbed areas of pointing were made good with colour matched mortar. The precision drilling techniques used by AWT results in the minimal disturbance of the mortar in the brickwork.

Repair soldier bricks - Soldier Brick Lintel Repairs Kent — Completed Soldier Brick Lintel Repairs

Why Choose AWT for Structural Repairs?

Unlike traditional builders, AWT can

treat the root cause of the structural defect
repair structural issues without partial demolition and rebuilding work
make structural repairs without visible fixings
provide a long-term solution to structural failings
make repairs with minimal disruption for residents

AWT can provide structural repairs for homeowners as well as housing associations, councils, main contractors, London boroughs and social housing providers.

AWT provide cost-effective structural repairs for a wide range of structural faults including dropping soldier brick lintels and cracked brickwork. We operate not only in Kent 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.

Bay Window with Severe Deterioration

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.

Read our frequently asked questions about bay window structural repairs.

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.

Bowing brickwork on Victorian semi

Victorian mid-terrace house rear addition bowing and dropping brickwork – stabilisation, bed joint reinforcement beaming, crack stitching, fenestration lintel repair, grouted tie and lateral restraints

The subject building was a traditionally built Victorian mid-terrace domestic residence, consisting of three floors below a pitched tiled roof.

Problem

Signs of distortion and distress, with localised cracking, were noted to the far external gable wall of the rear addition – along with cracked and dropped brick arches to the first and second floor level. Previous repairs of old tie bars with patress plates, large steel straps, rebuilding and re-pointing were noted, indicating a history of movement.

A significant outward bulge to the side elevation at first floor level with localised cracking was also noted, as was significant downward movement at the rear doorway with all brickwork leaning towards that point.

Causation

The movement noted was attributed to subsidence, which may well be historic as internal redecoration shows no sign of cracking. Under these circumstances we did not consider that underpinning was warranted at this stage. Our pragmatic solution was to reinforce and tie back the building by using a combination of bed joint reinforcement and lateral restraints into the first floor construction to reinstate structural integrity.

Solution

AWT’s remedial scheme was the introduction of bed joint reinforcement beaming, crack stitching, fenestration lintel repair, grout tie injection and lateral restraints – 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.

1. Reinforcement:
We introduced two rows of twin 8mm stainless steel corded joint reinforcement to form a deep masonry beam – as indicated with red double dotted lines on our proposal images.

2. Grout tie injection:
We drilled into the party wall and bent into the hole one of the grouted 8mm stainless steel cords – as indicated with red stars on our proposal images.

3. 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 passed into the line of the deep masonry beam installed within the existing masonry – as indicated with green parallel lines on our proposal images.

4. Crack stitching:
We stitched localised cracks with the introduction of single 8mm stainless steel corded joint reinforcement – as indicated with red single dotted lines on our proposal images.

5. Lateral restraints:
In conjunction with the beam, we introduced 8mm stainless steel lateral restraints 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.

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.