Failing, rotating lintel masonry 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.

Boot Lintel & Wall Tie Repairs, Thanet, Kent

Remedial Wall Ties & Boot Lintel Repairs for 60s/70s House in Thanet

This detached house in Broadstairs, Kent, has a typical 1960s/1970s design and construction. Many similar properties are now developing the same structural problems.

A structural survey of the property indicated issues with the concrete boot lintels and the wall ties. The new owners called in AWT to stabilise the superstructure and protect their investment. Prompt structural repairs prevented the structural defects from causing further damage and avoided more extensive repairs.

boot lintel identification 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — How to Identify Boot Lintels

Thanet wall ties 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Failing Wall Ties

The door and window openings were constructed using concrete boot lintels; easily identifiable by the distinctive concrete beams above doors/windows that do not extend beyond the width of the opening. Concrete boot lintels are prone to rotate. This had caused cracking in the internal plaster and cracked, open mortar joints in the external brickwork. The original cavity wall ties were also failing, leaving the outer brick skin unrestrained, and vulnerable to bulging/failure.

The Structural Problem

The property was suffering from 2 main defects that are very common in 1960s/1970s properties; rotating concrete boot lintels and failing wall ties.

Rotation of Boot Lintels:

A fundamental flaw in the installation of concrete boot lintels in 60s/70s properties means that the weight of the heavier brick outer skin is too great for the softer inner blocks to support. The boot lintel rotates, causing gaps to open up, compressing the blocks of the inner wall and allowing the outer brickwork to sag.

The early symptoms of boot lintel problems, as seen below, are cracks in the internal plaster above or radiating from the top corners of doors and windows. It also caused cracking and distortion of the supported brickwork above the doors and windows.

window cracks 3 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Failing Boot Lintels

Door window cracks 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks Above Doors/Windows

window cracks 2 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks Above Window

window cracks 4 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks in Window Plaster

Common symptoms of concrete boot lintel problems:

Cracks in the internal walls and ceilings above windows/doors
Warped window/door frames – difficult to open and close
Cracks in the visible part of the concrete lintel
Stepped cracks in the brickwork above windows/doors
Dropping of the brickwork above windows/doors
Bulging or bowing brickwork above windows/doors

Traditional building repairs – making good the cracks and open joints – treat the symptoms, not the cause. If the rotation continues, serious damage caused by the rotation may result in the necessity to replace the lintels. To avoid further damage to the brickwork, the boot lintels require specialist structural repairs.

Boot lintel gaps cracks rotation - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel stepped cracks - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel gaps - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel compression - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Rotating Boot Lintel Causing Gaps & Cracks

Stepped Cracks Due To Failing Boot Lintel

Gaps Above Concrete Boot Lintel

Boot Lintel Defect Causing Compression Cracks

Failing Wall Ties & Inadequate Restraint:

Investigation of the wall ties revealed the existing Wire Butterfly Ties were in varying stages of corrosion and were beyond their useful life. The building had suffered some movement for a prolonged period and was progressive due to a combination of ageing, ineffective and/or inadequate wall tying and restraining plus the effect of rotating fenestration boot lintels all contributing to a lack of structural stiffness.

The progressive corrosion of the existing wall ties left the property vulnerable to vertical and wind loads, especially to large gable and unreturned walls. Instability of the wall will result if the ties corrode away completely, resulting in a need to rebuild the wall. Prompt action to install remedial wall ties will avoid more costly and disruptive repairs in the future.

vertical cracks 1 225x300 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Plaster Cracks in Corners

vertical cracks 2 225x300 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Vertical Plaster Cracks

The Structural Repair Solution

The structural repairs by AWT tackle the root cause of the masonry defects and add tensile strength thus reinstating the brickwork’s integrity.

Structural repairs included:

Bed Joint Reinforcement Beaming
Fenestration Boot Lintel Treatment
Grout Tie Injection
Remedial Wall Ties

The AWT team installed specially developed prop supports to anti-rotate the boot lintel back into place. Specialist diamond drilling techniques were used to drill through the brickwork into the boot lintel and install resin-bonded stainless steel sheer pins.

boot lintel repairs 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Concrete Boot Lintel Repairs

Concrete boot lintel repairs 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Repaired Boot Lintel

New pad-stones were installed by providing temporary support to the underside of the lintels, carefully removing sufficient plaster to expose the lintel, cutting out the internal skin and forming a pad-stone to spread the load onto the internal skin. The area was left ready for plastering.

The new wall ties, bed joint reinforcement beaming and grouted ties stabilised the superstructure, reconnecting the inner and outer walls and strengthening the overall structure.

AWT provide cost-effective structural repairs for a wide range of structural problems including failing wall ties and concrete boot lintel problems. We operate not only in Kent but across the whole of London and the South East of England.

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

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.

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.

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 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.

Concrete Cill, Mullion and Lintel Repairs

The Canterbury North Control Building, part of the UK power network infrastructure, was suffering from “concrete cancer”. Cracked and crumbling concrete window cills, mullions and lintels needed specialist concrete repairs to remedy the underlying issues and prevent further deterioration.

The Problem

AWT was contracted by AMEC Foster Wheeler to provide structural repairs on part of the UK power network infrastructure. Corroded reinforcing bars within the concrete window mullions and lintels was causing the concrete to crack and crumble from within. This is commonly known as “concrete cancer”. Weathering had also taken its toll on the concrete framework around the windows and doors.

Failing lintels and mullions can cause difficulties opening and closing doors and windows as the frames become distorted. There is also a danger of injury from falling masonry. More than superficial repairs by traditional building techniques was required.

The Solution

Action Wall Ties’ skilled operatives used specialist cutting tools to cut away larger areas of damaged concrete. Specialist tools were used to scabble the remaining areas to remove layers of loose scale, corrosion and unsound concrete.

The existing steel reinforcing bars were restored by this process to a clean, bright condition and coated with a suitable steel primer to prevent further corrosion. New stainless steel reinforcing bars were installed as necessary.

The bare concrete surface was treated with a Flexcrete 842 Bonding Bridge to prepare the surface. The damged areas of concrete were then restored using Flexcrete Monomix concrete repair mortar system. The finishing touch was achieved by applying Monolevel FC, a cosmetic grade mortar, to seal the repairs and leave a smooth surface finish ready for painting.

The concrete repairs achieved by AWT’s skilled staff restored the integrity of the masonry by getting to the root of the problem. A long term solution was provided that maintained the appearance of the property.

Greater London, Essex, Sussex and Kent are all covered by the professional services of Action Wall Ties.

Action Wall Ties (AWT) are specialists in structural defect remediation, masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.

Fixing Cracking Above Concrete Boot Lintels

Concrete boot lintels to window openings were in common use in the 1970s and have the unique appearance of a visible one course high concrete toe that appears not to have any bearing onto the adjacent brickwork (i.e. the visible concrete toe is in between the brickwork reveals).

Many low rise blocks from the 60s and 70s develop defects that require concrete boot lintel repairs due to cracks, gaps and sagging brickwork above the windows. Failure to address these issues promptly can lead to dangerous, collapsing masonry as well as extensive damage to internal walls.

AWT are able to provide long term, cost-effective boot lintel repairs with minimal disruption to residents.

Concrete Boot Lintel Problems

Boot lintel gaps cracks rotation - Fixing Cracking Above Concrete Boot Lintels

Boot Lintel stepped cracks - Fixing Cracking Above Concrete Boot Lintels

Boot Lintel gaps - Fixing Cracking Above Concrete Boot Lintels

Boot Lintel compression - Fixing Cracking Above Concrete Boot Lintels

Rotating Boot Lintel Causing Gaps & Cracks

Stepped Cracks Due To Failing Boot Lintel

Gaps Above Concrete Boot Lintel

Boot Lintel Defect Causing Compression Cracks

As shown in the gallery, in the 60s and 70s, many concrete boot lintels were incorrectly fitted onto unsuitable bearing allowing the lintel to rotate and the supported brickwork to drop and crack.

This fundamental flaw in the installation of concrete boot lintels means that the weight of the heavier brick outer skin is too great for the relatively soft and lightweight inner blocks to support. The lintel rotates, causing gaps to open up, compressing the blocks of the inner wall and causing the outer brickwork to sag.

Common symptoms of boot lintel problems:

Cracks in the visible part of the concrete lintel
Stepped cracks in the brickwork above windows/doors
Dropping of the brickwork above windows/doors
Bulging or bowing brickwork above windows/doors
Cracks in the internal walls and ceilings above windows/doors
Warped window/door frames making them difficult to open and close

Chris Nichols explains, “This type of lintel has no bearing onto the external brickwork the concrete lintel rarely fails. (As with any concrete the toe of a boot lintel can be affected by corroding reinforcing bars and require concrete repairs.) The boot lintel is reliant on the bearing onto the internal skin. The internal skin bearing the lintel should be of a material capable of withstanding and spreading the load (e.g. pad stone concrete blocks or engineering bricks). “

“In many cases the lintel was bedded directly onto lightweight blocks that are unable to take the imposed load and compress the outer edge of the bearing, rotating the lintel and allowing the external brickwork above to crack and drop as described in BRE Good Building Guide 1.”

case 55 a - Fixing Cracking Above Concrete Boot Lintels

case 55 d - Fixing Cracking Above Concrete Boot Lintels

case 55 b - Fixing Cracking Above Concrete Boot Lintels

case 55 c - Fixing Cracking Above Concrete Boot Lintels

case 55 e - Fixing Cracking Above Concrete Boot Lintels

Cracking Concrete Boot Lintels

Gaps & Cracks Above Concrete Boot Lintel

Gaps & Cracks Around Concrete Window Lintels

Rotated Boot Lintel Causing Gaps

Boot Lintel Problems Due To Incorrect Installation

Concrete Boot Lintel Repairs

Action Wall Ties provide a cost-effective, long term solution that retains the existing appearance of the brickwork with the minimum disruption to the occupants and the environment.

Action Wall Ties have developed a remedial system and methods, including specifically designed equipment, to remedy the problem of cracked concrete boot lintels. Action Wall Ties slightly anti-rotate the lintels back in place, drilling for and then resin bonding 16mm stainless steel shear pins to both end bearings. Once the resin bonded fixings are set the props are released, pre-loading the shear pins, thus reducing any further cracking.

To larger openings and with advanced movement it may be necessary to introduce two rows of twin cord reinforcement, forming a composite deep masonry beam. To the underside of the concrete toe, we drill for and inject grouted 8mm helical stainless steel pins passing into the line of the deep masonry beam to arrest any further rotation of the concrete lintel.

Action Wall Ties concrete boot lintel repair and replacement solutions are available to clients in London and the South East.

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, lintel repairs, replacing a damaged lintels, and providing professional solutions to a wide variety of structural problems. We work with home owners, London boroughs, social housing providers, architects, project managers, local authorities and insurance companies.

Contact us on 01227 721 255, or email us.