Property Type: Street Housing Solid brickwork

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

simple horizontal - Crumbling Stone Corbels on Mock Tudor Property
crumbling support corbels - Crumbling Stone Corbels on Mock Tudor Property
Crumbling Support Corbels
 
simple horizontal - Crumbling Stone Corbels on Mock Tudor Property

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

simple horizontal - Crumbling Stone Corbels on Mock Tudor Property
corbel structural repairs - Crumbling Stone Corbels on Mock Tudor Property
Corbel Structural Repairs
 
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.

simple horizontal - Sagging Window Masonry at Risk of Collapse
south east london repairs 1 - Sagging Window Masonry at Risk of Collapse
Dropping Brickwork & Windows
 
simple horizontal - Sagging Window Masonry at Risk of Collapse

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

simple horizontal - Sagging Window Masonry at Risk of Collapse
Bressumer repairs Croyden - Sagging Window Masonry at Risk of Collapse
Structural Repairs for Sagging Masonry.
 
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.

Repairs to Ornate Window Columns

Structural Repairs for Ornate Victorian Window Columns

simple horizontal - Repairs to Ornate Window Columns
structural repairs SW4 - Repairs to Ornate Window Columns
Structural Repairs for Ornate Period Windows
 
simple horizontal - Repairs to Ornate Window Columns

 

The exterior of this 4 storey property in the London Borough of Lambeth, SW4, is packed with beautiful period features.  As well as stone columns with ornate capitals, it also has decorative brick pillars and arched windows.

Sadly, a combination of ageing and ineffective restraining of the stone and brickwork columns was allowing the columns to bow out and the brick arches to drop and spread. This was cracking the surrounding brickwork. If the window columns, pillars and arches were not restrained and reinforced it would result in the failure of the window supports and the collapse of the structure above.

The Structural Problem

This period home in South West London, like many properties with serious structural defects, showed signs of previous attempts at repair by standard building methods. Repointing in areas where the brickwork columns had bowed failed to prevent the columns bowing further. Without specialist structural repairs the columns and arches would fail and cause the structure above to collapse.

As shown in the gallery below, AWT designed a programme of repairs that target the root cause of the structural failings. Due to AWT’s specialist equipment and know how, demolishing and rebuilding the affected areas was not required.  AWT used precision drilling equipment to install fixings within the masonry, restoring structural integrity without damage to the period features.

Read our frequently asked questions about bay window structural repairs.

simple horizontal - Repairs to Ornate Window Columns
p bowing columns lambeth - Repairs to Ornate Window Columns
Before Window Column Realignment
 
simple horizontal - Repairs to Ornate Window Columns

 

The property had 3 areas that required structural repairs:

The 2 Storey Bay Window

  • Visible rotational bulging
  • Signs of distortion and distress with rotational movement
  • Dropping of brickwork arches
  • Leaning of the supporting columns
  • Cracks

Front 1st Floor Window

  • Significant outward movement to the first floor right hand stone column and capital
  • Unrestrained column had moved outwards allowing the attached brickwork to lean outward and drop
  • Resultant gaps between the timber window box frame and the column

Rear 2nd Floor Window

  • Significant outward bowing movement to the two brickwork columns
  • Unrestrained brick columns moved outwards leaving a bow shaped space between the timber window box frame and the column
  • Attached brickwork leaning outward

The Structural Repair Solution

AWT’s specialist repairs were designed to alleviate the masonry defects, add tensile strength and restore the integrity of the masonry without compromising the beauty of the period features.

Installation of custom fixings within the masonry redistributes the upper storey loads to those parts of the supporting structure below which are best able to carry them. This also restrains diagonal cracking and bulging of the brickwork.

  • Install temporary supports
  • Deploy AWT designed realigning cramping equipment
  • Use specialist hydraulic powered jacks to realign the columns and brickwork arches
  • Install steel corded bed joint reinforcement embedded within the masonry
  • Reconnect and reinforce the masonry by precision drilling and installation of Cintec sock anchors
  • Reconnect the bay window’s brickwork and masonry using grouted 8mm helical bars
  • Repair damaged stonework with Flexacrete
  • Replace cracked bricks and mortar ensuring suitable colour match

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

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

Bulging Gable Wall in NE London

Bulging End of Terrace Gable Wall

The owners of this Victorian / Edwardian end of terrace home in the Redbridge area of North East London called in AWT because of the significant outward bulging of the large gable wall of their property. There was also cracking to the internal gable end walls as well as to the internal party wall between the property and its neighbour.

The Structural Problem

The AWT survey team visited the property in Woodford Green to identify the root cause of the visible bulging movement of the large, solid brickwork flank/gable wall. Due to aging, ineffective and inadequate restraining of the brickwork the entire gable wall was de-bonding and disconnecting with the rest of the masonry. This was leading to additional problems with the internal beams losing support.

debonded brickwork bulges 1.3 - Bulging Gable Wall in NE London

Without structural repairs, the large gable wall would continue to pull away and eventually collapse. Traditional building methods would have required the partial deconstruction and rebuilding of the flank wall. Even then, it would not have solved the root cause of the problem – inadequate restraining of the gable wall.

The Structural Repair Solution

The team at AWT designed a structural repair package that would bring the brickwork back into alignment and add tensile strength to the structure. The specialist tools and fixings used by AWT enable them to restore the brickwork’s integrity without visible fixings or rebuilding work.

Bed joint reinforcement beaming, grout tie injection and lateral restraints were employed to reinstate the uniformity of the wall and provide restraint. The formation of continuous beams within the existing masonry redistributed the upper storey loads while at the same time assisting in restraining diagonal cracking and bulging tendencies.

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 raked out and replaced with fresh mortar that was matched for colour, texture and pointing style.

AWT provided a long term solution for the bowing gable brickwork. By targeting the repairs exactly where they were required the work was completed swiftly and with minimum inconvenience to the residents. The hidden fixings used by AWT preserved the beauty of the old yellow stock brickwork.

Action Wall Ties are structural repair contractors with the specialist skills required to reinforce and repair large areas of bowing and bulging brickwork. AWT work along with property owners, architects, project managers and local authorities on large and small projects.

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

Failing Bay During Window Replacement

Bay Window Repairs During Fitting of New Windows

This period property in Southfields, South West London had failing bay window masonry. The old sash windows had been removed but fitting of the new windows revealed the bay window was unstable and out of alignment. Without professional structural repairs this would result in the collapse of the bay window masonry.

SW London Bay Repairs - Failing Bay During Window Replacement

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.

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.

 

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.

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.

Bowing Pebble Dash Gable Wall

Pebble Dashed Bowing Gable Wall

AWT was called in to investigate a bulging gable wall and cracked ceilings at the end of a terrace in Walthamstow, East London. A structural repair solution was needed that would not require the removal of the Spar pebble dash render.

London E17 Bowing gable wall - Bowing Pebble Dash Gable Wall

The Structural Problems

The homeowner called in AWT due to cracking in the internal walls and ceilings near the gable wall in this terraced home in London E17. Significant external outward bulging of the gable wall was also visible.

Gable wall problems are common in properties of this age and type. Ineffective and inadequate restraining of the gable masonry combined with ageing allows the gable brickwork to bulge and bow outwards.

A cost-effective solution was required that would restore the structural integrity, if possible without the need to remove the Spar pebble dash render from the gable wall.

If structural repairs are sought early enough, as in this case, AWTs specialist repair techniques may allow for repairs without removing the render/pebble dash. The small disturbed areas of render/pebble dash can then be made good with a concrete repair mortar system.

Standard building methods would require at least partial removal of the render and then re-rendering afterwards. Removal of the pebble dash render would have added to the expense and inconvenience for the householder. The access to the gable wall was also less than ideal.

The Structural Repair Solution

London E17 Bowing gable repairs - Bowing Pebble Dash Gable Wall
Location of Fixings

AWT used precision drilling techniques to embed fixings within the masonry with the minimum disturbance to the pebble dash finish.

Bed Joint Reinforcement Beaming: As shown by the red dotted line, stainless steel fixings were introduced into the masonry to form a deep masonry beam that redistributed the load from the upper storey and restored structural strength.

Grouted Tie Injection: As shown by the green lines, precision drilling techniques were used to install helical, stainless steel, grouted ties to restrain the gable brickwork.

Lateral Restraints: As indicated in yellow, stainless steel, resin bonded restraints were fitted to tie the gable wall masonry to the timber joists. This further restrained any tendency for the brickwork to bow outwards.

Re-pointing Disturbed Areas: AWT colour matches the mortar that is used to re-point disturbed areas and drill holes.

As can be seen from the after photo, the structural repairs to the bowing gable are barely visible. The pebble dash rendering remains intact and the underlying structural defects have been dealt with in a cost effective manner.

For fast, effective solutions to bowing gable walls and other structural problems contact AWT today. AWT can advise on structural repairs to properties with render, pebble dash and spar dash. We provide professional solutions to a wide variety of structural issues for homeowners across London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.

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.

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.

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.

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.

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

Failing 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.

NW3 bressummer - Failing Timber Bressumer Lintel
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:

  1. Significant deflection of the beam
  2. Cracking, bulging brickwork above
  3. Masonry leaning away from the main elevation
  4. Cracking internal plaster
  5. Bulging ceilings
  6. Sloping floors
  7. Bowing of the main roof
  8. Distorted window cills
  9. Distorted window lintels

NW3 sloping floor - Failing Timber Bressumer Lintel

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.

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.

Hampstead bressummer replacement - Failing Timber Bressumer Lintel

Hampstead bressummer realignment - Failing Timber Bressumer Lintel

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.

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.

bressummer repaired - Failing Timber Bressumer Lintel

 

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.”

new bressummer beam - Failing Timber Bressumer Lintel

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.

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.