Street Housing Cavity brickwork Archives

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.

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.

Remedial Wall Ties for Victorian Semi in Surrey

Bulging & Cracking Brickwork Across Front of Victorian Semi Detached Houses

These 2 Victorian semi detached houses in Egham, Surrey had a significant bulge in the brickwork above the first floor windows. There was also a failing brick arch lintel and cracking to the brickwork. Without swift action the masonry would collapse.

AWT were called in to repair the defects and allow the homeowners to avoid slow, expensive and disruptive rebuilding work. Equipment designed by AWT was used to realign the brickwork, stabilise and reinforce the masonry and then install new wall ties and lateral restraints.

The Structural Problem

The AWT survey team visited the property in Surrey, TW20 to identify the root cause of the visible bulging of the masonry at the front of the property. The AWT survey team quickly identified that this Victorian semi was built using cavity wall construction and that failing cavity wall ties were likely a root cause of the problem.

A limited inspection of the wall ties was undertaken by drilling 12mm holes in the outer leaf of brickwork to view within the cavity via an endoscope. This confirmed the diagnosis of failing wall ties, as can be seen from the photos taken with the endoscope, as the corrosion of the metal was clearly visible. The mild steel ties were all in a similarly heavily corroded condition and showing signs of de-laminating.

Horizontal cracking, lifting and opening up of joints was noted at irregular intervals on the front elevation. Metal ties were located behind the cracks, with an electronic wall tie locator.

Corrosion of the embedded mild steel wall ties was causing them to expand to many times their original size. This was damaging the outer leaf of brickwork, splitting the bed joints and causing either lifting or bowing of the walls and damage to internal finishes. This left the wall vulnerable to vertical and wind loads, especially such a large gable wall.

Without structural repairs the wall would continue to bow further and eventually collapse. Traditional building methods would have required the partial deconstruction and rebuilding of the front of the properties.

The Structural Repair Solution

Unlike some cavity wall tie repair contractors, AWT always works to the standards laid out in the Building Research Establishment Specification Digest. This means that the separation between new wall ties, the layout pattern of the new wall ties and the material used to manufacture the new wall ties all meet the highest standards to ensure a safe, long term structural repair.

To avoid failure of the brickwork and brickwork arch AWT realigned the bulged brickwork, installed new stainless steel wall ties, isolated the old ties to prevent them causing further damage and formed a composite beam within the external brickwork. The formation of deep masonry beams within the existing masonry supports the masonry and maintains the integrity of the brickwork.

AWT use their own custom designed hydraulic realignment equipment and diamond bladed precision drilling rigs. This allows the new fixings to be installed with minimal disturbance to the masonry. A variety of specialist fixings were introduced into the brickwork to restore the strength and stability of the wall.

As can be seen in the photo above, when the work is complete there are no visible fixing either inside or outside the property. The AWT team also take the time to colour match any replacement bricks as well as matching the colour, texture and pointing style of the mortar where work has taken place.

AWT provide cost effective structural repairs for a wide range of structural faults including failing cavity wall ties and bulging brickwork. We operate not only in Surrey but across the whole of London and the South East of England.

1950s style two-storey semi

Wall tie treatment and weather struck re-pointing to 1950s style two-storey semi-detached house of the type typical of Kent and London.

The subject property comprised a 1950s style two-storey semi-detached house of cavity wall brick construction.

Structural Problems with these wall ties

The existing wall ties viewed were found to be mild steel vertical twist ties, commonly known as fishtail ties. The wall ties were found to be heavily corroded, fractured and delaminated.

The corrosion of the embedded mild steel wall ties had resulted in the forming of ferrous oxide, which had expanded to many times its original thickness, lifting and cracking the brickwork.

Solution for a wall tie repair and replacement

AWT completed a remedial programme providing a viable repair through the introduction of a pattern of remedial wall ties and isolating the existing ties, together with general brickwork repairs and weather struck re-pointing.

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

1950s semi-detached wall ties

Wall tie treatment and cavity cleaning to 1950s semi-detached house to provide a structural repair for rusting wall ties and DPC issues.

The subject building was a conventional 1950s cavity-built semi-detached house.

Problem – corroded de-laminated wall ties

An AWT investigation with a metal detector and an endoscope revealed that the wall ties to the front, right side and rear elevations were galvanised mild steel vertical twist ties, all in a similar heavily corroded condition, showing signs of de-laminating.

Side gable wall:
This had a significant bulge at first floor level from the front to the window. This area required the external skin to be carefully dismantled and rebuilt.

Corroding wall ties were clearly visible. The internal walls at ground floor level were also found to be damp.

Corrosion of the embedded mild steel wall ties had resulted in the forming of ferrous oxide, which had expanded the metal to many times its original thickness, lifting and cracking the brickwork. It was considered likely that the lateral movement noted was due to the absence of effective wall ties.

Bridging of cavities at DPC:
Our investigation revealed that the building had areas within the cavity that were blocked with decayed mortar that bridged the DPC.

Discussion

Wall ties:
AWT’s opinion, based on the Building Research Establishment (BRE)’s recommendations, was that the symptoms/defects noted were consistent on all elevations requiring remedial work. It was considered that the building would benefit from remedial wall tie replacement and the isolation of the existing ties.

Bridging of cavities at DPC:
The bridging of the DPC had rendered it ineffective and could result in rising damp.

Solution – remedial wall tie replacement

AWT completed a remedial scheme providing a viable repair by introducing remedial wall ties, isolating the existing ties and cavity cleaning.

Wall tie treatment:
AWT operatives completed remedial wall tie treatments to the front, right side and rear elevations in accordance with AWT’s Wall Tie Treatment – Generic Repair.

Cavity cleaning:
We cleaned the cavities to the ground floor DPC at the front, right side and rear elevations in accordance with our specifications and AWT’s methods. This meant the removal of sufficient external brickwork to enable the removal of discarded mortar debris, leaving the cavity clear to below the DPC while at all times maintaining the integrity of the wall.

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

Bowing gable wall 1950s style two-storey semi

1950s Semi with Bowing Gable Wall

Bowing gable wall to a 1950s style semi-detached house in Sittingbourne, Kent. Remedial wall ties, isolating the existing ties, bed joint reinforcement beaming, crack stitching and lateral restraints.

The subject property in Swale, Kent, comprised a 1950s style two-storey semi-detached house of cavity brickwork construction.

Problem – Gable wall bowing & cracking

The gable wall: The right side gable wall had a visible outward bulge at the centre of the wall at first floor level and significant cracking was noted (no corresponding internal cracking was present). The front elevation external skin was rebuilt after suffering damage in a hurricane. No downward movement at DPC level was noted.

An AWT investigation with a metal detector and an endoscope revealed that the wall ties viewed to the right side gable wall and rear elevations were mild steel vertical twist ties, all in a similar heavily corroded condition and showing signs of de-laminating.

Horizontal cracking, lifting and opening up of joints were noted at irregular intervals on the right side and rear elevations, with corroding ties clearly visible.

Discussion

Right side elevations: We believed that the movement was progressive, due to ineffective and/or inadequate restraining, and not attributable to significant subsidence.

Wall ties: Our opinion, in accordance with the Building Research Establishment’s recommendations, was that the symptoms noted above were likely to be representative of the majority of the cavity wall ties to the right side, and the main rear elevation suffering from corrosion.

It was believed that the building’s right side and main rear elevation would benefit from remedial wall ties and the isolation of the existing ties.

Structural Repair Solution

AWT completed a remedial scheme providing a viable repair by introducing remedial wall ties, isolating the existing ties, then employing bed joint reinforcement beaming, crack stitching and lateral restraints.

Remedial wall ties and isolation of existing ties: Our operatives undertook remedial wall tie treatment to the right side and main rear elevations in accordance with AWT’s wall tie treatment – Generic Repair.

Bed joint reinforcement beaming: The introduction of two rows of twin 8mm stainless steel corded joint reinforcement forming a deep masonry beam – as indicated with red double dotted lines on our proposal plan.

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

Lateral restraints: At approximately 900mm centres we drilled for, and screwed directly into alternate timber floor joist’s end grain or into the side grain, 8mm stainless steel lateral restraints into the timber floor and ceiling joists, all resin bonded to the masonry along with corresponding wall ties – as indicated with green stars on our proposal plan.

Make good the pointing: To the cracking schedule for reinforcement listed above, and to areas of weakness to pointing to the right side elevation, we raked out the existing cracked mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth. AWT operatives are highly skilled in traditional building methods and always attempt to match replacement bricks, pointing styles and mortar colour to be sympathetic with the existing building.

Homeowners, landlords, housing associations and councils across Kent, London, Surrey and Sussex can call on AWT’s experts to repair rusting wall ties and other structural problems. Action Wall Ties (AWT) are specialists in gable wall repairs, masonry reinforcement and repair. We provide professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.

Bungalows with failing lintels and localised subsidence

Kent Bungalows with failing lintels and localised subsidence

Bungalows with failing lintels and localised subsidence – bed joint reinforcement beaming, fenestration lintel repair and crack stitching

This small development comprised detached purpose-designed bungalows and maisonettes for the elderly. Each block was of a similar design, facing a common central garden. To the front elevation of each block there was a central gabled section accommodating a first floor with a single-storey wing on both sides.

Structural Problems

Signs of distortion and distress with cracked and dropped brick arches, both cracking to the brickwork to the ground and first floor windows and cracking to the brickwork below the ground floor windows were noted.

Discussion

We believed that the movement noted was progressive, due to inadequate lintels. The cracking noted below the ground floor window could be attributed to some localised subsidence. The buildings were to undergo a window replacement programme and it was requested that our proposal included the restraining of the single brick arch above each window.

Structural Repair Solution

AWT completed a remedial scheme providing a viable repair by introducing bed joint reinforcement beaming, fenestration lintel repair and crack stitching.

Bed joint reinforcement beaming: The introduction of two rows of twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam – as indicated with red double dotted lines on our proposal images.

Fenestration lintel repair: To the underside of the fenestration openings head we drilled for, and injected grouted, 8mm helical stainless steel pins through the brick arch, passing into the line of the deep masonry beam installed within the existing masonry – as indicated with green parallel lines on our proposal images.

Made good the pointing: To the cracking schedule for reinforcement, we raked out the existing cracked mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth. AWT operatives are highly skilled in traditional building methods and always attempt to match replacement bricks, pointing styles and mortar colour to be sympathetic with the existing building.

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

Large expanse of brickwork with extensive cracking

Contemporary terrace of houses with large expanse of brickwork with extensive cracking – introducing remedial movement joints and repair the cracking brickwork.

The subject buildings were a terrace of domestic residences of cavity construction, circa 1970s typical of London and Kent.

The Structural Problems

Our inspection revealed many significant cracks to and from windows and to the lower valley of the roofs, along with evidence of many previous repairs. No expansion joints were noted.

Discussion

The cracking noted was not attributable to significant subsidence but to seasonal moisture, thermal expansion and contraction (i.e. hygrothermal).

This considerable length of continuous brickwork had been constructed without the benefit of any expansion joints.

Structural Repair Solution

AWT completed a structural repair / remedial scheme that provided a viable repair by introducing expansion joints, bed joint reinforcement beaming and crack stitching.

With a hydraulic twin diamond bladed saw we cut a 10mm wide joint to the full depth of the external skin and thereafter formed a flexible joint, all in accordance with AWT’s methods.

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

Corroded mild steel cavity wall ties

An 1950s estate of street housing with corroded mild steel cavity wall ties – remedial wall tie treatment

The subject buildings form an estate of terraced and semi-detached social street housing of cavity construction under pitched roofs.

The wall tie problem

The existing wall ties viewed were found to be mild steel vertical twist ties, commonly known as fishtail ties.

The galvanised coating was found to be in varying stages of corrosion, blackened with red rusting noted.

The corrosion of the embedded mild steel wall ties had resulted in the forming of ferrous oxide (rust), which had expanded to several times the thickness of the metal it had resulted from, in turn lifting and cracking the brickwork.

Remedial Wall Tie Solution

Call us for a quote for our specialists wall tie repairs, our tools and techniques allow us to complete the work quickly with a minimum of disruption and at a very reasonable price.

Action Wall Ties (AWT), covering Kent, London, Surrey and Sussex are specialists wall tie replacement and in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.