Property Type: Street Housing Solid brickwork

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
After 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
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Bay Stonework Cracking & Leaning

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
Crumbling Bay Cill
damged period window cill - Timber Bay Window Beam Replacement
Cracking, Crumbling Cill
failing bressummer beam - Timber Bay Window Beam Replacement
Failing Timber Beam
failing timber beam - Timber Bay Window Beam Replacement
Bay Beam Movement
rotting wooden beam - Timber Bay Window Beam Replacement
Decayed Bressumer Beam
sagging windows - Timber Bay Window Beam Replacement
Sagging Brick Above Bay Window

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
Installing New Beam
new bay beam - Timber Bay Window Beam Replacement
Replacement Beam
new beam - Timber Bay Window Beam Replacement
New Bay Window Beam
new bressummer beam - Timber Bay Window Beam Replacement
Realigned Bay
new beam support - Timber Bay Window Beam Replacement
Strengthened Bay
new lateral restraints - Timber Bay Window Beam Replacement
New Lateral Restraints
during cill repairs - Timber Bay Window Beam Replacement
Repaired Cill

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 1 768x1024 - Timber Bay Window Beam Replacement
After Structural Repairs
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After Repairs & Repainting

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.

Collapsing Ornate Bay & Balcony

Victorian Bay Window & Balcony: Structural Repairs & Restoration

victorian portico bay - Collapsing Ornate Bay & Balcony

This beautiful example of ornate Victorian architecture in Thanet was at risk of imminent collapse due to severe structural issues. The property had visible significant movement including bowing, cracking, dropping of brickwork arches and bowing columns of the front bay window and to the front elevation.

Several companies had surveyed the problems but none offered any solutions. Previous repairs to the property had tackled the symptoms of the structural defect but had failed to cure the root cause of the problem.

It took just 2 weeks of work for AWT to complete a cost-effective, long-term structural repair. Compared to rebuilding work, the disruption to the residents was minimal.

The Structural Problem

The structural issues with this period property in Thanet, Kent were clearly visible. Wide gaps had opened up between the masonry and the window frames. The structural defect had caused damage from the ground floor bay window columns up to the decorative brickwork panels below the eaves. This entire section of the property was in severe danger of collapse.

Bay Window Issues

 

AWT’s inspection of the front bay window found significant distorting movement to the front ground floor causing:

  •  outward movement
  • dropping and cracking of the brickwork arches and stone quoins
  • significant outward bowing of brickwork columns beyond the tipping point

 

First Floor Masonry Issues

Inspection of the front elevational brickwork found signs of distorting movement of the ground floor supporting bressummer beam (over the bay window) causing:

  • dropping of the supported main elevational brickwork
  • dropping brickwork pier stone quoins
  • dropping window arches above the bay window
  • inward sloping and cracking of the brickwork above the bay window

As part of previous attempts to halt the movement of the masonry, the bressummer beam over the bay window had been replaced by an old-style RSJ.

Bay & Portico Balcony Issues

The owners also wanted to deal with some aesthetic problems with the bay and portico balcony balustrade’s decorative wrought iron panels and stone top rails. All the panels required refurbishment. The bay window’s stone top rail had been replaced with an unattractive concrete capping. The portico stone top rails were mainly missing. New stones, in keeping with the period features, were needed to complete the restoration.

The Structural Solution

AWT recommended realigning and reinforcing remediation work to the existing brickwork including:

  • brickwork realignment
  • bed joint reinforcement
  • brickwork arch repair
  • diamond drilled grouted anchors
  • lateral restraints
  • grout tie injection
  • stonework & brickwork repairs
  • addition of fabricated steel spines to the columns
  • addition of an internal restraint post to the first floor

This multi-faceted approach reinstates uniformity and provides restraint to the masonry.

AWT also carefully removed the balcony balustrade panels for refurbishment. The lugs were replaced with stainless steel before the panels were grit blasted, powder-coated black and refitted. The brickwork corner piers were rebuilt. Finally, AWT had replacement capping stones cast in a limestone material with stainless steel reinforcing and bedded them in position.

Fast, Cost-effective, Minimal Disruption, Long Term Structural Repairs

Tackling such serious structural issues using traditional building techniques would have required reconstruction and rebuilding of the front of the property. Rebuilding would have been expensive, slow and highly disruptive to the homeowners. Damage to the original bricks and ornate stonework would be inevitable.

In just 2 weeks, AWT’s long-term repairs were completed without major rebuilding work or visible fixings to mar the internal or external period features.

Action Wall Ties are specialist structural repair contractors with the skills and experience required 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 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.

Period Property with Bulging Brickwork

Repairs to Victorian Period Property with Bowing Masonry

This tall brick-built Victorian-type townhouse in Southwark, South-East London, has 3 floors plus a basement.

The very large rear brick wall of the property was visibly bulging outwards and the brick arches above the windows were dropping and cracking. The property owners had contacted AWT before the problem had become too severe, so there was no significant cracking and failing of the main brickwork. The front bay window was also suffering from some cracking and distortion.

The Structural Problem

In common with many properties of this period, ageing and inadequate restraining of the brickwork had allowed the masonry to bulge outwards. Without structural repairs, the bulging of the masonry would continue and accelerate, allowing the brickwork arches to drop and fail and the main elevational brickwork to become unstable and collapse.

Rebuilding such a large area would be very costly and hugely disruptive to the residents. AWT was asked to provide a cost-effective, long-term structural repair.

The brick window arches were also dropping and cracking, another progressive structural defect that required a long-term solution.

The Structural Repair Solution

repair bulging house wall - Period Property with Bulging Brickwork
Before Repairs

As indicated with red lines and green stars, stainless steel corded joint reinforcement and grouted helical bars were installed within the masonry using precision diamond drilling techniques. This forms a deep masonry beam that adds tensile strength to the structure. It also redistributes the upper-storey loads and restrains any diagonal cracking and bulging tendencies.

As indicated with green lines, grouted helical stainless steel pins were used to realign and reinforce the brick arches.

As indicated with yellow stars, resin-bonded stainless steel lateral restraints were used to restrain the brickwork from bulging outwards.

The cracked window cill at the front of the property was repaired with an anti-carbonation cosmetic-grade mortar. Areas of damaged or disturbed mortar were made good with colour-matched mortar.

No Rebuilding, No Visible Fixings

AWT’s specialist structural repair techniques allowed masonry to be realigned and strengthened without rebuilding work or any visible fixings. This preserved the property’s period features and saved the homeowners time, money and inconvenience.

Action Wall Ties are specialists in structural repairs, including bulging and bowing masonry. AWT works on large and small projects with homeowners, architects, project managers, London borough councils 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.

Distorted Bay Window With Ornate Terracotta Blockwork

Structural Repairs for Bay Window with Ornate Terracotta Blocks

cracks bay period terracotta - Distorted Bay Window With Ornate Terracotta Blockwork

The exterior of this Victorian/Edwardian property in the London Borough of Lewisham, SW13, has a number of beautiful period features.  The ground floor bay window columns have ornate capitals, the bay window brickwork includes terracotta blocks below the 1st floor bay and the roofline has decorative terracotta blockwork below the eaves.

In common with many properties of this age, a combination of ageing and ineffective restraining of the bay window columns, together with de-bonding of the main elevational brickwork, was allowing the bay window to lean outward. This was also opening up large cracks in the surrounding brickwork. Without structural repairs to restrain and reinforce the masonry, it will fail and lead to the collapse of the structure above.

debonded brickwork bulges 1.3 - Distorted Bay Window With Ornate Terracotta Blockwork

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

This period home in Inner London was at risk of structural collapse. Protecting the fragile terracotta blocks and eave brackets was a key consideration in designing the structural repair plan.

terracotta blocks eave brackets - Distorted Bay Window With Ornate Terracotta Blockwork

Some of the structural problems included:

  • Large cracks around the bay window
  • Clearly visible outward leaning of the first floor bay window masonry columns and lintels
  • Significant outward movement of the masonry lintel to the left side main elevational wall
  • Significant movement of all the terracotta ornate blocks below the soffits
  • Fragile, period terracotta blocks & knee braces (eave brackets) required delicate handling

 

leaning bay window gaps - Distorted Bay Window With Ornate Terracotta Blockwork

AWT’s repairs were designed to target the root cause of the structural failings. Due to AWT’s specialist knowledge and equipment, demolishing and rebuilding the bay window was not required.  AWT used bespoke drilling jigs to install fixings within the masonry to restore structural integrity without damage to the period features, especially the fragile terracotta blocks.

The Structural Repair Solution

AWT’s specialist structural repair tools allow the masonry to be gently moved back to its correct alignment. As shown in the photo below, custom-made drilling equipment allows the installation of fixings within the masonry with minimal impact on the facade of the property. This redistributes the upper-storey loads and restrains the brickwork to prevent cracking and bulging. AWT’s specialist repairs were designed to realign and restore the masonry without damaging or replacing the fragile terracotta blocks.

restoration terracotta block bay window - Distorted Bay Window With Ornate Terracotta Blockwork

The first step was to bring the masonry back in line by:

  • Installation of temporary supports
  • Intrusive inspection of masonry components that appear to be of solid masonry sections but could be nominal thickness components backed with timber framework, amending repair plan as necessary
  • Careful removal of dislodged ornate terracotta blockwork and knees (aka knee braces or eave brackets)
  • Set up AWT designed realigning cramping equipment
  • Deployment of specialist hydraulic jacks to realign the bay window masonry and elevational brickwork

The structure of the property was then strengthened by the installation of high quality specialist fixings:

  • Long diamond drilled grouted ties
  • Lateral restraints
  • Grout injection ties
  • Resin bonded ties

Finally, the finishing touches were added to restore the period beauty of the property:

  • Reinstate the terracotta ornate blockwork
  • Repair masonry pillars and cills with Monolevel FC anti-carbonation cosmetic grade mortar
  • Replace cracked bricks and mortar ensuring a suitable colour match

The repaired masonry elements were left ready for repainting. No external fixings were required – leaving the period features of the property to be enjoyed for years to come.

masonry brickwork repairs inner london - Distorted Bay Window With Ornate Terracotta Blockwork

Action Wall Ties are specialist structural repair contractors with the skills required to realign and strengthen leaning bay window masonry including period and heritage properties with fragile or ornate features of brickwork, terracotta stone/masonry elements and plaster stucco works. 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.

Long Term Repairs to Leaning & Cracking Bay Columns

Urgent Realignment & Reinforcement of Brick Bay Window Columns

collapsing 2 storey bay - Long Term Repairs to Leaning & Cracking Bay Columns

When the AWT team inspected this Victorian / Edwardian mid-terrace house in the London Borough of Lambeth it was a familiar story. Previous attempts to repair leaning brick bay window columns, cracked brickwork and dropped brickwork arches had failed. Without appropriate action, the front of the property would collapse.

The failed repairs, including repointing, had only provided a temporary cosmetic repair. The underlying structural issues had not been addressed, so the bay window columns continued to distort, cracks reopened and the brickwork arches sagged again.  A long-term structural repair solution was required.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
collapsing brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
cracking bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Cracked bay window cills & bricks
Bay window-dropping brick arches
Collapsing brick bay window
Cracking bay window cills
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

Like many bay window period properties in Central London, inadequate restraining of the masonry combined with the effects of ageing had allowed movement and deformation of the brickwork over a long period of time. This property had reached the point where structural collapse was a real risk.

Significant outward rotational movement of the front bay windows’ brickwork and brickwork arches was clearly visible. Wide cracks had opened up in the window cills. Inside the property, cracks had opened up in the walls and ceilings. The outward-leaning brickwork columns together with cracked, fractured and dropped brickwork arches to the first and second-floor bays combined to seriously compromise the structural integrity of the entire front of the property.

The Structural Repair Solution

Like many 3-storey period properties in South London, this mid-terrace had been converted into flats. Any structural repair solution needed to minimise disruption to the tenants.

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
reinforced brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
repaired bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
Reinforced brick bay window columns
Repairs to cracked bay window cills & bricks
Repairs to bay window cracks
Repairs to bay dropping brick arches
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

AWT designed a programme of remedial works that would tackle the underlying structural defects and add tensile strength to the masonry. The work included:

  1. Installation of temporary supports
  2. Realignment of brickwork columns & arches using AWT-designed hydraulic equipment
  3. Installation of stainless steel bed joint reinforcement
  4. Reconnecting the bay window  brickwork to the main elevation by precision drilling to install grouted helical bars
  5. Installation of steel lateral restraints into the timber joists and resin bonded to the masonry

These structural repairs redistributed the upper-storey loads to those parts of the supporting structure below, which are best able to carry them. They also restrained any diagonal cracking and bulging of the brickwork.

AWT’s specialist techniques preserved the period masonry and stonework. Disturbed areas of mortar were replaced with fresh mortar that matched the existing colour and texture. The decorative stonework was left ready for repainting.

Action Wall Ties are structural repair experts. We have specialist skills in the realignment and reinforcement of period bay window columns. 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.

Bowing Gable End Wall in South London

Structural Repairs to Bowing Gable Wall Prior to Loft Conversion

The AWT team were called in to inspect this Victorian / Edwardian end-of-terrace home in London SE15. The owners planned to add a loft extension but their plans were on hold due to the significant, visible outward bulging of the large gable end wall.

simple horizontal - Bowing Gable End Wall in South London
bulging end wall South London - Bowing Gable End Wall in South London
repairing end wall Southwark - Bowing Gable End Wall in South London
repaired end wall Southwark - Bowing Gable End Wall in South London
Before Repairs to Bulging End Wall
During Repairs to Bulging End Wall
After Repairs to Bulging End Wall
 
simple horizontal - Bowing Gable End Wall in South London

The Structural Problem

A survey team visited this property in the London borough of Southwark to identify the root cause of the bulging of the large, solid brick flank/gable wall. The survey team reported that due to ageing, ineffective and inadequate restraining of the brickwork the entire gable wall was de-bonding and disconnecting from the rest of the masonry.

debonded brickwork bulges 1.3 - Bowing Gable End Wall in South London

This large gable wall would continue to pull away and without structural repairs, eventually collapse. Traditional building methods would have required the partial deconstruction and rebuilding of the gable wall. Rebuilding work is slow, expensive and disruptive and it would not solve the root cause of the problem which is the inadequate restraining of the gable end wall.

The loft conversion project could not proceed until the gable end wall had been stabilised. The owners were looking for a fast, cost-effective, long-term solution to the structural defect in the gable end wall of their property that would allow the loft conversion to proceed.

The Structural Repair Solution

The bowing gable brickwork required restraining before loft conversion work could begin. AWT designed a complete structural repair program that would realign the brickwork and also add tensile strength to the structure. Their specialist tools and fixings allowed the restoration of the gable end wall’s strength and integrity without the need for visible fixings or costly rebuilding work.

AWT utilised several specialist techniques:

  1. Bed joint reinforcement beaming
  2. Grout tie injection
  3. Lateral restraints

bowing end wall Southwark - Bowing Gable End Wall in South London

 

The structural repairs were carefully targeted to reinstate the uniformity of the wall and restrain the masonry from bulging outwards. The formation of continuous beams within the brickwork redistributed the upper-storey loads and restrained diagonal cracking and bulging.

A specialist drilling rig, designed by AWT, was used to drill through the brickwork at a shallow angle to maximise the number of bricks connected by each helical, grout bonded fixing. The internal timber beams were reconnected to the masonry using resin-bonded stainless steel fixings.

Cracked and disturbed areas of mortar were replaced with new mortar that was matched for colour, texture and pointing style.

AWT’s specialist gable end wall repairs provided a long-term solution for this bulging gable wall masonry. The work was finished swiftly and with minimum inconvenience to the residents. The hidden fixings used by AWT also preserved the appearance of the old yellow stock brickwork.

Action Wall Ties are structural repair experts. We have specialist skills in the reinforcement and repair of large areas of bulging or bowing masonry, such as gable end walls. 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.

Rebuild & Reinforce Collapsed Bay Window in SW London

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

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
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
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

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

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
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
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

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.

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.

Grade 2 Listed Gable Stabilisation in SW London

simple horizontal - Grade 2 Listed Gable Stabilisation in SW London
geograph 3281453 by David Anstiss - Grade 2 Listed Gable Stabilisation in SW London
Dutch gable ornate - Grade 2 Listed Gable Stabilisation in SW London
gable repair plans 2 - Grade 2 Listed Gable Stabilisation in SW London
listed building stone repairs - Grade 2 Listed Gable Stabilisation in SW London
ornate gable repairs - Grade 2 Listed Gable Stabilisation in SW London
Grade II Listed Dutch Gable Repairs
Ornate Stone Dutch Gable Repairs
Structural Repairs for Grade II Gable
Structural Repairs for Victorian Dutch Gable
Victorian Gable Wall Repairs
 
simple horizontal - Grade 2 Listed Gable Stabilisation in SW London

Repairs to Failing Grade II Dutch Gables

Kingsway Square in Battersea, South West London is a Grade II listed building, formerly known as Mountfield Mansions, it formed part of Westminster College. Designed by E. W. Mountford in the late 1800s, it is an impressive building packed with architectural details.

The Victorian era Dutch gables, composed of red brick and ornate stonework were structurally unsafe and at risk of collapse. A sympathetic structural repair solution was required that could restore structural integrity without compromising the beauty of the facade.

The Structural Problem

Inspection of the Dutch gables walls that feature in this grade 2 listed building revealed that they had failed structurally. The masonry could be manually rocked and was leaning and at risk of collapse. Cracks were evident in the gable masonry and stonework. The masonry of the gable walls required urgent realignment and strengthening.

Traditional building methods would require deconstruction and rebuilding each gable wall. This would obviously have entailed substantial inconvenience to the residents as well as additional costs for internal redecoration. A cost-effective, long-term structural repair was required.

Due to internal concerns, one of the residents also required a tailor-made solution that used exterior steel fixings.

As with many buildings that AWT is called in to repair, there was evidence of previous structural repairs. Patress/anchor plates were visible on the brickwork but they had failed to address the root causes of the unstable gable masonry.

The Structural Repair Solution

AWT provided a bespoke structural repair solution to reinforce the gable walls. AWT’s unique skill set and proven experience were invaluable on such a delicate project.

The consulting structural engineers recommended the most appropriate remedial solution would be to install Cintec anchors vertically through the top of the stone and extending at least as far below the rafter line as the stonework extends above it.

A custom diamond drilling rig was required to allow precision drilling through over 3m of stone and brickwork at the apex of the gables. The Cintec sock anchors were then installed.

Cintech sock anchors consist of a stainless steel rod in a mesh sleeve. The anchor is installed deep into the masonry by the use of precision drilling techniques. The sleeve is then filled with a specially designed cementitious grout. This provides a mechanical and chemical bond between the masonry and the anchor that restores structural strength. The small diameter drill holes required for Cintech sock anchors are filled with color-matched mortar to provide a virtually invisible repair.

In contrast to long, drawn-out rebuilding work, Cintech sock anchors provide a highly efficient repair method. This technology also removes the need to use visible fixings such as pattress/anchor plates.

Four lateral restraints were also installed on each side of the gables to restore structural integrity and restrain the masonry. These stainless steel lateral restraints screw directly into the timber rafters and are resin bonded to the masonry to provide a long-lasting structural reinforcement of the gable walls.

Special Request Alternative Repair Solution

For the resident that requested exterior steel fixings a bespoke, Y-shaped frame was fabricated. This was fitted out of sight, to the rear of the gable masonry, ensuring it did not interfere with the lightning conductors on the gable.

The AWT team carefully cut away the protruding moulding at the rear of the gable to provide a flat surface. The bracket was then fixed in place with stainless steel resin bonded fixings. The finished repair provided a long-term structural repair without compromising the beauty of the Victorian gable masonry.

AWT provides cost-effective structural repairs for a wide range of structural issues. Our specialist repair techniques make us the ideal choice for projects involving listed and heritage buildings. 

We work together with structural engineers, architects and project managers to find economical and effective solutions. We operate not only in London but across the whole of 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.

Crumbling Stone Corbels on Mock Tudor Property

Failing Stone Corbel Supports & Distorted Bay Window

mock tudor corbel failing - Crumbling Stone Corbels on Mock Tudor Property

The first floor masonry of this 1930s mock Tudor house in Hounslow, West London, was being supported with temporary props. The 2 stone corbels that are vital to support the jettied first floor masonry were failing, leaving the upper storey without adequate support.

Cracks had formed inside and outside the property and the masonry was becoming distorted.

The Structural Problem

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Crumbling Support Corbels
Failing Support Corbels
Corbel Failing
Stone Corbel Failing
 
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This West London home was in a serious condition when AWT was called in. Temporary props were in place to support the upper storey masonry because the stone supports had failed. The mild steel within the corbel stones had rusted and expanded causing these vital supports to crumble. The knock-on effect of the failing corbels included distortion and cracking around the bay window.

As with many properties that AWT is called in to repair, the property showed signs of previous cosmetic repairs that had failed to address the structural issues.

The Structural Repair Solution

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Corbel Structural Repairs
Mock Tudor Corbel Replacement
New Stone Corbels
Corbel Replacement London
Replacement Stone Corbel
 
simple horizontal - Crumbling Stone Corbels on Mock Tudor Property

The corbels – the stone support brackets – were beyond repair. The team at AWT made replacement masonry corbel stones that replicated the shape of the originals. The new corbel stones were manufactured in cast limestone with high-quality stainless steel reinforcing bars to provide a long lasting solution that will resist spalling.

AWT installed additional temporary supports before removing the old corbels stones, checking the surrounding brickwork and making it ready for the replacement stones. Despite the serious nature of the structural defect, the impact on the internal finishes was kept to a minimum. The ground floor front room wall and ceiling, including sections of the fibrous cornice, were cut away in the immediate area of the corbels to accommodate the repair works.

The new supports were then installed, the disturbed brickwork was repointed and the small area of disturbed render was repaired. Internally the areas of disturbed plaster were made good, leaving it ready for redecoration.

Bed joint reinforcement was also employed to restore the structural integrity of the bay window brickwork that had suffered distortion due to the inadequately supported weight of the upper storey masonry.

Action Wall Ties are specialist structural repair contractors with the skills required to replace failing stone corbel supports on period and heritage properties. AWT works 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.

Sagging Window Masonry at Risk of Collapse

Bressumer Beam Replacement & Masonry Realignment Without Demolition

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.

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Dropping Brickwork & Windows
Sagging Windows
Distorted Windows. Failing Bressumer Beam.
Sloping Floors. Failing Bressumer Beam.
Sloping Windows. Failing Bressumer Beam.
 
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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

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Structural Repairs for Sagging Masonry.
Repairs to Dropping Windows
Ceiling Cracks due to Failing Bressumer Beam
During Bresummer Beam Replacement
 
simple horizontal - Sagging Window Masonry at Risk of Collapse

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.

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.

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.

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