Failing Victorian stone lintel – removal reinforced and made good and reinstated
The subject building was a traditionally built Victorian house.
There was some visible cracking and dropping of a stone lintel and support brickwork.
On inspection the supporting stone lintel was found to be fractured, resulting in the distortion and dropping of brickwork above it.
There had been previous attempts at repairs and it appeared to be supported with remedial steel pipework.
Stone Lintel Repair Solution
Our client’s paramount concern was to maintain the building’s original fabric and appearance.
We provided temporary support for the brickwork to enable the removal of the existing stone lintel and remedial steel pipe work while leaving the brickwork above and internal brickwork in place.
To reinforce and repair the original stone lintel, we firstly set in line and bonded the stone lintel sections together then cut two chases into the rear of the lintel and grouted in stainless steel reinforcing bars.
Action Wall Ties services are available to client’s in the South east i.e. in London, Surrey, Kent, Sussex & in Essex
Action Wall Ties (AWT) are specialists in cracked stone lintel repairs providing professional solutions to a wide variety of structural problems in Kent and London (Most of the South East is covered by our specialist teams). Contact us on 01227 721 255, or email us.
Large ornate Victorian square stone and brick bay window failing and rotating – stabilizing, realignment, reinforced and make good
The subject building was a substantial traditionally built semi-detached Victorian residence.
On our inspection we found a scaffold in place and it was apparent that a recent attempt at remedial works had been aborted with temporary timber props and packers left in place.
The handsomely designed front elevation and bay window structure, consisted of a ground floor cant bay of brickwork columns, arches with stone corbels, and supporting columns to each external corner supporting a two-storey square bay window of stone column brickwork with stone quoins above.
To the ground, first and second floors, signs of distortion spreading of the 13½ inch brickwork arches with stone quoins to the front and right side cracking the supported brickwork spandrels above were noted. What appears to be a recently installed bed joint reinforcement and resin injected into the open bed joints was also noted.
Discussion
The movement to this complicated bay window structure was believed to be progressive due to ineffective, inadequate, restraining which has allowed the brick arch to spread drop and the brickwork above to drop and crack, resulting in the stone columns leaning outwards and becoming unstable.
Structural repair solution
Although we can make no comment about the suitability/efficiency of either the design or works undertaken as part of the aborted scheme, the first stage of the remedial works that we undertook was to provide temporary support by deploying AWT designed and developed realigning cramping equipment to realign the masonry elements closing the open joints. Thereafter, we used Action Wall Ties’ specially designed diamond drilling jigs to drill the full width of the bay, through all the different elements, and install stainless steel cords locking the bay together adding tensile strength and forming composite beams together with lateral restraints, finally making good.
As indicated with red double dotted lines on our proposal 1, we introduced twin 8mm stainless steel corded joint reinforcement to form a deep masonry beam.
As indicated with green parallel lines on our proposal 1, to form the beam and reconnect the bay window elevational brickwork and stone quoins, we diamond drilled a 20mm hole through each elevation and installed a grouted 8mm helical bar.
As indicated with green stars on our proposal 1, to reconnect the head of the bay windows to the main elevational brickwork, we diamond drilled a 20mm hole through the side of the bays into the main elevational wall and installed a grouted 8mm helical bar.
As indicated with yellow stars in a circle on our proposal 1, in conjunction with the temporary supporting we drilled a 12mm hole counter bore to 20mm, and screwed directly into floor joists 8mm stainless steel lateral restraints and, with a thick stainless steel washer and nut, applied pressure to assist in realigning the masonry. Once completed this was resin bonded to the masonry.
To the second floor cracked capita, we drilled for, and resin bonded, new 6mm stainless steel remedial ties, making good to disturbed areas only with coloured sand and cement mixture.
Making Good Pointing
To cracked brick arches scheduled for reinforcement listed above, we raked out the existing cracked mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth.
Action Wall Ties have developed methods, and trained skilled experienced operatives, to strive to finish our works to be sympathetic with the existing by attempting to match replacement bricks, pointing style and mortar mixture for texture and colour.
Failing and Rotating Victorian Pentagon Bay Window
Unstable Victorian pentagon bay window. The masonry of this 5-sided bay window was failing and rotating. It required stabilising, realignment and reinforcement. AWT was able to restore the structural integrity of the ornate period bay window without slow and expensive rebuilding work.
The bay window at the corner of this end-of-terrace domestic Victorian property was in danger of collapse. There was significant visible outward leaning movement and the dropping of the brickwork arches in the pentagon bay window.
The Structural Problem
This two-storey, pentagon-shaped (also known as 5 lite/5 panel/5 pane) bay window with a brickwork crenellated parapet wall was found to be unstable. It suffered from rotational outward movement, dropping of the brickwork arches at ground floor level, and significant rotational outward movement to the masonry columns, causing spreading and dropping of the brickwork arches above, which was of great concern.
Sagging Bay Brickwork
Cracking Brick Arches
Gaps & Cracks
Dropping Brick Arches
Collapsing Brickwork
Leaning Bay Window
The structural defects in the bay window were having a knock-on effect on the rest of the house. Similar movement was reflected in both the front and left side elevations, with outward bulging noted and some cracking of the front ground floor arches.
The movement noted by the AWT survey team was progressive and advanced. The structural failings were attributable to ineffective, inadequate restraining to the bay window structure, This has allowed the masonry columns to bulge outwards and the brick arches to spread and drop, cracking the brickwork above and becoming unstable and in danger of collapse.
The Structural Repair Solution
Action Wall Ties proposed remedial scheme was to provide a viable repair by realignment and then introducing Bed Joint Reinforcement Beaming. Other structural repair techniques were also used including:
brickwork arch lintel repair
lateral restraints
special diamond drilling for grout tie injection
resin bonded ties
This combination of specialist structural repairs enabled the AWT team to reinstate the uniformity of the wall and provide restraint to the masonry.
We provided temporary support to the underside of the ground floor, then the underside of the first-floor window brick arches, removed debris from the cracks and deployed AWT designed and developed realigning cramping equipment to realign the masonry elements, closing open joints and returning the arches back to a more level line with the adjacent brickwork, along with the masonry columns, and into a more upright line before proceeding with the proposed drilling and reinforcing.
As indicated with red double dotted lines on our proposals 1, 2 & 3, we introduced twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam.
As indicated with horizontal green parallel lines on our proposals 1, 2 & 3 to form the beam and reconnect the bay window elevational brickwork, once the brickwork had been realigned with AWT-designed drilling equipment we diamond drilled a 20mm hole through each elevation of the bay, through the main elevational wall and chased internally into the main elevation wall, injecting a grouted 8mm helical bar.
As indicated with vertical green lines on our proposals 1, 2 & 3, to the underside of the fenestration openings head, we drilled for, and installed, grouted 8mm helical stainless steel pins through the brick arch and passed them into the line of the deep masonry beam, installing them within the existing masonry.
As indicated with yellow stars on our proposal 2, we drilled for, and screwed directly into timber floor joists, 8mm stainless steel lateral restraints, all resin bonded to the masonry.
As indicated with vertical green parallel lines on our proposals 1, 2 & 3, once realigned and columns made more upright, we drilled with specially designed drilling rigs from the top of the parapet down through brickwork and passed into the top of the masonry columns in order to inject a grouted 12mm stainless steel grip bar.
For cracked brick arches scheduled for reinforcement listed above, we raked out the existing cracked mortar and repaired it with new coloured sand and cement mortar to approximately 20mm in depth.
Action Wall Ties have developed methods and trained skilled experienced operatives to strive to finish our work to always be sympathetic to the existing structure. Where possible AWT match replacement bricks, pointing style and mortar mixture for texture and colour.
Restored Pentagon Bay
Realignment of Brickwork
Realignment of Bay
Bay Window Repair
Reinforced Bay Window
Restored Bay Masonry
Period Bay Repairs
5-Pane Bay Repairs
Bay Window Crack Repair
As can be seen in the gallery images, AWT’s specialist structural repair techniques were able to save this beautiful pentagon bay window. The period features were preserved. A long-lasting repair to the structure was achieved without any visible fixings and without rebuilding work.
Restoration of Collapsing Bay
Restoration of Period Bay
Structural Repairs to Period Bay
Action Wall Ties services are available to clients in the South East i.e. in London & in Kent, Sussex & Essex. We regularly rectify problems and issues relating to cracking and movement around bay windows in properties of all ages and types.
Action Wall Ties (AWT) are specialists in bay window reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Failing Victorian terraced house bay window cracking dropping subsidence – bed joint reinforcement beaming, crack stitching and brickwork repairs
Victorian bay window subsidence repair.
The subject building was a socially-owned Victorian terraced house with significant bay window cracking and rotational movement reported.
Structural engineers had been engaged and their investigation revealed the bay windows’ footing had been affected by leakage from a damaged drain and repairs instigated.
To avoid costly underpinning and new footing, the structural engineers recommended delaying any further works to allow some recovery of the underlying clay to take place.
Thereafter, they recommended that remedial works should be undertaken to include some rebuilding of the rotated brickwork at ground floor and the reconnecting and restraining of the bay window structure at ground and first floor levels with bed joint reinforcement and lateral restraints.
Action Wall Ties designed and completed the remediation works
Our remedial scheme provided a viable repair by introducing bed joint reinforcement beaming, crack stitching and brickwork repairs to reinstate the uniformity of the structure.
To the basement level of the front bay window we provided temporary support and braced the brickwork columns to accommodate the deconstruction of a sufficient amount of distorted brickwork to accommodate the realignment and reconnection of brickwork and masonry elements onto the existing footing.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including Victorian bay window cracks and movement including subsidence and other issues in the South East (around Kent and London). Contact us on 01227 721 255, or email us.
Victorian terraced house bay window problems with cracking and spalled pointing – bed joint reinforcement beaming, lateral restraints, grout tie injection and resin bonded ties and repointing
The subject building was a traditionally built mid-terraced domestic Victorian/Edwardian residence with cracking to the front bay window and spalling pointing to the rear elevation.
Bay Window Problem
Some visible rotational bulging and cracking movement was noted to the front bay window, distortion and spreading of the supporting brickwork, and the dropping and cracking of masonry lintels was also noted.
The movement noted was clearly progressive, due to ineffective and inadequate restraining.
Bay Window Repair Solution
AWT’s remedial scheme provided a viable repair by introducing bed joint reinforcement beaming, lateral restraints, grout tie injection and resin bonded ties to reinstate the uniformity of the wall and provide restraint.
As indicated with red double dotted lines on our proposal 1, we introduced two rows of twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam.
As indicated with green parallel lines on our proposal 1, formation of the beam and reconnecting the bay window elevational brickwork. To accomplish this we diamond drilled a 20mm hole through the right hand elevation, chased into the main elevation and installed a grouted 8mm helical bar.
As indicated with green parallel lines on our proposal 1, we drilled for, and installed, grouted or driven 8mm helical stainless steel pins through the window reveals on both sides at ground floor level to tie back to the main elevation. In accordance with data specification sheet TLR 09 Appendix C.
As indicated with yellow stars on our proposal 1, in conjunction with the beams, we drilled for, and screwed, 8mm stainless steel lateral restraints into the floor joists and resin bonded to the masonry. In accordance with data specification sheet TRB 02 & 04 Appendix C
Making Good – Concrete Repairs
As indicated with blue lines on our proposal 1, we raked out the cracks and made good with, a concrete repair mortar system.
To the cracks to the spandrel brickwork scheduled for reinforcement listed above, we raked out the existing cracked mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth.
As indicated within the blue lines on our proposal 1, we raked out 20mm of the existing spalling pointing and re-point with coloured sand, lime and cement mortar to approximately 20mm in depth with rubbed-in finish.
Action Wall Ties have developed methods and trained skilled experienced operatives to strive to finish our works to be sympathetic with the existing by attempting to match replacement bricks, pointing style and mortar mixture for texture and colour.
Action Wall Ties (AWT) are specialists in structural defect remediation, masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Greater London, Essex, Sussex and Kent are all covered by the professional structural repair services of Action Wall Ties. Contact us on 01227 721 255, or email us.
Victorian / Edwardian property in Harrow, Greater London, saved from partial demolition and rebuild.
This period property in North West London was saved from partial demolition and rebuild by our specialist structural repair techniques and solutions.
The Structural Problems
Slender brick columns between the front windows were severely bowing outwards.
The masonry above the windows was dropping and sagging. The gable wall above was leaning inwards and had started to collapse.
There was evidence of previous attempts at repairs by traditional builders.
The building had been deemed structurally unstable and was unoccupied. Standard building contractors has proposed demolishing the affected areas and rebuilding. This process would be lengthy and costly.
Demolition and rebuilding would have destroyed much of the ornate brickwork and altered the character of the property. A partial rebuild of the property would also have entailed removing all the internal finishings from the affected areas which would add to the costs.
Click on the gallery below to see how far out of alignment the brick columns were.
Before
Before
After
The brick columns around the windows of this Victorian / Edwardian property had rusting metal fixings within the brickwork. This is a common cause of cracking and bowing in brickwork.
The slender support columns were visibly bowing causing structural instability in the brickwork above.
The brickwork of the gable above was leaning in and was only being held in place by the internal roof rafter. Some of the brickwork had collapsed inwards leaving a hole in the wall.
Before
Before
Before
After
Structural Repair Solution
Specialist equipment designed by Action Wall Ties was employed to firstly retain the columns to allow the removal of the corroded fixings and debris then realign the columns back to inline before installing new stainless steel fixings to reinstate the structural integrity of the masonry.
Specialist hydraulic rams developed by Action Wall Ties were used to gradually realign the thin brickwork columns. Custom made stainless steel fixings were then installed to strengthen and stabilise the masonry.
Replacement bricks, where necessary, were colour matched to the existing bricks. In areas where the mortar was disturbed repointing was carried out using colour matched mortar.
Long Lasting Structural Repairs
The precisely targeted repairs carried out by Action Wall Ties preserved the decorative brickwork of this Victorian / Edwardian property. The repair works were substantially cheaper and faster than the proposed rebuild. In contrast with rebuilding, the precision techniques used by Action Wall Ties left the internal finishings of the property virtually unscathed.
Action Wall Ties offer structural repair services to period properties for clients in the South East – in London & in Surrey, Kent, Sussex & Essex.
Action Wall Ties (AWT) are specialists in repairs to period properties with bespoke solutions avoiding the need to demolish and rebuild. We also offer professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Large cracks were clearly visible in the brickwork around the bay windows of this Victorian period property in South, London. Cracked bricks and dropping brickwork arches above the windows signalled the need for specialist structural repair work.
Bay Window Problems
Common problems with Victorian era bay window properties are dropping and sagging of the brick arches and cracked masonry. Insufficient structural strength allows the bay wall to lean away from the main building.
This Victorian period property in South London had clearly visible structural defects. Specialist structural repairs were necessary to save the decorative Victorian brickwork from eventual collapse.
Expert Bay Window Repairs
Realigning cramping equipment specially developed by AWT was used to support the defective brickwork. Hydraulic rams were then employed to gradually realign the distorted masonry, using our tried and trusted methods, developed over many years working with bay window defects.
The remedial work to the dropping and sagging brickwork included:
Installation of stainless steel corded joint reinforcement
Use of AWT bespoke drilling rig with diamond tipped drills
Installation of stainless steel pins to reinforce the window lintels
When the repointing had been completed the beauty of the original Victorian brickwork could be fully appreciated once more.
The innovative structural repair techniques developed by AWT preserved the original facade without the need for demolition and rebuilding. The end result was a cost effective, long term solution to the problem that preserved the period features of the property.
Action Wall Ties offer structural repair services for period properties for clients in the South East, London, Kent & Surrey
Action Wall Ties (AWT) are specialists in bay window repairs to period properties with bespoke solutions including steel corded joint reinforcement. We also offer professional solutions to a wide variety of other structural issues. Contact us on 01227 721 255, or email us.
This period property in Kent required structural repairs to the bay window masonry. Due to a combination of weathering, ageing and ineffective restraining the brickwork of the bay window was leaning outward. The bay window brickwork was cracked and bulging away from the windows.
Bay Window Masonry Defects
The front corner of this house in Thanet, Kent had been previously rebuilt by a traditional general builder. This had failed to get to the root cause of the structural problem.
There was visible bulging of the side wall, cracks in the rear wall and outward movement of the higher levels of the front bay. There was also significant cracking in the spandrel brickwork between the lines of windows.
The bay window brickwork columns to the top floor had become unrestrained, de-bonded (see diagram) and bulged outwards. This caused the brickwork arches and the parapet wall above the bay window to also lean outwards. As a result, there was a bow shaped space between the timber window frame and the brickwork columns.
Bay Window Masonry Repairs
AWT installed temporary supports and then deployed their AWT designed realigning equipment to restore the brickwork to an upright level. Specialist drilling rigs were used to introduce stainless steel reinforcement into the brickwork. This provided the necessary strength and restrained the brickwork to give a permanent solution to the problem.
AWT used their specialist equipment to close up the cracks in the brickwork and restore the dropped brick arches. The custom made stainless steel fittings are all concealed within the brickwork to preserve the appearance of the property.
AWT have a great deal of experience in restoring structural integrity to listed and period properties. To maintain the appearance of the property AWT matched the colour and texture of the existing mortar and repointed the disturbed areas.
AWT can provide cost effective structural repairs for a wide range of structural faults including bay window structural problems. We operate not only in Kent but across the whole of London and the South East of England.
Unstable Masonry on Victorian/Edwardian Bay Window
AWT was called in after replacement bay windows had been fitted to this period property in London SE15. Cracks had appeared in the surrounding masonry plus outward movement of the two storey bay window’s supporting masonry column, lintel and brickwork.
A temporary support had been put in place but urgent action was required to restore structural integrity.
Collapsing Bay Window
What started out as a simple home improvement revealed structural issues with this Victorian/Edwardian period property in Lewisham, SE London. The masonry of the 2 storey bay window had become unstable and was being supported with a temporary prop. AWT were able to realign and reinforce the structure without the need to demolish and rebuild the brickwork.
Specialist Bay Window Repairs
AWT have designed and developed specialist realigning cramping equipment. This provides a stable framework that then allows careful use of hydraulic rams to realign the distorted brickwork. The brickwork arches, columns and masonry elements were returned to the level of the adjacent brickwork and joints were closed up again.
Custom made, stainless steel reinforcing restraints were introduced into the brickwork, leaving no visible support. This is an important consideration, especially for period properties.
Attention to Detail
AWT’s specialist structural repair skills saved the ornate stucco rendered brickwork around the windows from being destroyed. AWT’s attention to detail includes matching not only the colour but also the texture of the original mortar when repointing the disturbed areas. When the stucco render was painted the whole area looked as good as new.
AWT’s structural repairs are quicker and more cost effective than using a general builder. AWT are able to get to the root cause of bay window structural issues and provide a long term solution.
AWT provide help for owners of period properties across the South East – Greater London, Surrey, Kent, Sussex and Essex.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Bay Window Cracking & Sagging After Installing New UPVC Windows
The bay windows in this London, SW2, property had become unstable due to the removal of the original timber windows for replacement double glazing installation. Problems were manifested as cracks in the plaster and brickwork. Gaps also opened up between the ceiling and the bay wall.
AWT was able to restore structural integrity to the bay window without the need for slow, costly rebuilding work. AWT provided a cost effective, long term repair with minimal disruption to the ongoing restoration project.
Gaps, cracks & damaged brickwork. Structural issues caused by replacing windows in period bay windows.
Common symptoms of structural issues arising from fitting replacement windows into bay windows include:
Cracks in internal walls around bay window
Gaps opening up between the ceiling and the bay window wall
Difficulty opening/closing windows
Cracks in external brickwork
Bay window masonry sagging
Bay window masonry leaning/pulling away from the main elevation
The Structural Problem with the Bay Window
During the refurbishment of this mid-terraced Victorian/Edwardian period property in Brixton, South West London it became evident that there was a serious structural issue with the bay windows. Cracks were radiating out from the bay window brickwork and the first floor bay window was leaning outward. Both the plaster and the brickwork showed significant cracking.
The Action Wall Ties team quickly discerned that when UPVC windows had previously replaced the original timber sash window frames the supports afforded at the head of the bay had been removed. This had allowed the bay window to sag, drop and rotate away from the main elevational house wall.
Initially, temporary supports were put in place to the underside of the first floor front bay window masonry. This prevented further deterioration of the brickwork.
This is a common problem that AWT is called to repair. Removal of timber sash windows from a bay window often leaves the bay window brickwork without sufficient support. Structural problems with the bay window masonry may become evident during or after the fitting of new double glazed units to the bay window.
Restoring Structural Integrity to the Bay Window
Action Wall Ties’ plan involved restoring the structural strength integrity of the bay window and redistributing the load from the upper storey of the property.
Utilising our specially developed equipment, tooling, methods and skilled staff allowed the realignment of the leaning masonry. This was followed by the fabrication and installation of remedial steelwork and fixings. The introduction of bed joint reinforcement beaming, to form composite beams within the masonry, together with lateral restraints restored the structural strength, all with minimal impact on the face of the brickwork.
Action Wall Ties used bed joint reinforcement beaming, lateral restraints and grout tie injection to reinforce the masonry. Steel lintels and columns were also fitted.
Replacement bricks were colour matched to blend with the original masonry. The pointing style and mortar mixture were also designed to match the original texture and colour.
Action Wall Ties serve customers in SW London and throughout the South East i.e. in Kent, Greater London, Sussex, Essex and Surrey. We are often called in by homeowners encountering bay window problems following the fitting of new double glazed windows. We are experts in repairing and stabilising bay window brickwork and stonework.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including issues with bay windows. Contact us on 01227 721 255, email us or use our contact form.
