Solution: Bay window realignment, reinforce & repairs

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
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sloping windows - Sagging Window Masonry at Risk of Collapse
sloping floor - Sagging Window Masonry at Risk of Collapse
sagging windows - Sagging Window Masonry at Risk of Collapse
Dropping Brickwork & Windows
Sagging Windows
Distorted Windows. Failing Bressumer Beam.
Sloping Floors. Failing Bressumer Beam.
Sloping Windows. Failing Bressumer Beam.
 
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
Bressumer repairs SE25 - Sagging Window Masonry at Risk of Collapse
ceiling cracks - Sagging Window Masonry at Risk of Collapse
temp support - Sagging Window Masonry at Risk of Collapse
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.

Repairs to Ornate Window Columns

Structural Repairs for Ornate Victorian Window Columns

simple horizontal - Repairs to Ornate Window Columns
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l after SW4 bay repaired - Repairs to Ornate Window Columns
Structural Repairs for Ornate Period Windows
Before Window Structural Repairs
Before Window Structural Repairs
Before Window Structural Repairs
After Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
 
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
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p SW4 window column repairs - Repairs to Ornate Window Columns
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p SW4 column repairs - Repairs to Ornate Window Columns
Before Window Column Realignment
Window Column Structural Repair
Gaps Around Windows
Realignment & Repair of Window Columns
 
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.

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.

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.

Stone Arch & Bay Window Reinforcement

Reinforcement and Repair of Ornate Stone Arch & Bay

This end of terrace home in Walthamstow, East London had 2 structural issues. The stone entrance arch had significant cracking to the brickwork above and cracking in the internal walls. The ornate bay window was dropping and leaning outwards plus the stonework was cracking and spalling.

Walthamstow bay repairs - Stone Arch & Bay Window Reinforcement

The Structural Problem

The period decorative features on this home in London, E17, were showing their age due to structural issues causing cracked brickwork and stonework. The structural movement had exacerbated the deterioration of the paintwork leaving the beautiful, ornate stonework looking shabby.

There was significant cracking above the stone entrance arch in both the external brickwork and the internal walls.

E17 stone arch repair - Stone Arch & Bay Window Reinforcement

The bay window had visibly shifted and caused cracks in the external brickwork as well as in the interior walls. The supporting columns and cills had become distorted.

These are common problems in such Victorian / Edwardian properties and are usually the result of ageing and inadequate restraining in the original building methods.

The AWT team also had to be prepared in case the masonry components weren’t solid masonry but simply a thin facade covering a timber frame.

 

The Structural Repair Solution

  • Installation of temporary supports & AWT designed cramping equipment
  • Realignment of masonry with hydraulic jacks
  • Precision diamond drilling & installation of stainless steel corded joint reinforcement.
  • Reconnecting the bay window brickwork to the main elevation by embedding grouted 8mm helical bars.
  • Installation of lateral restaints.
  • Repair damaged stonework with Flexcrete Monomix concrete repair mortar system.
  • Crack stitching work to cracked brickwork.
  • Cutting back damaged brick faces or resurfacing damaged bricks where possible using AWT methods.
  • Cutting out badly cracked bricks and replacing with colour matched yellow stock bricks.
  • Re-point disturbed areas with colour matched sand lime and cement mixture.

AWT provided an efficient, cost effective, permanent repair without the need for visible fixings. AWT have the tools and skills to remediate the root cause of these types of period property structural defects. AWT’s specialist fixings meant no rebuilding work was required and so disruption to the homeowner was kept to a minimum. The property was left ready for painting to restore it to its former glory.

E17 bay arch repairs - Stone Arch & Bay Window Reinforcement

Read our frequently asked questions about bay window structural repairs.

For a fast, effective solutions to stone arch and bay window structural problems contact AWT today. We provide professional solutions to a wide variety of structural issues for home owners across London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.

Repairing Gaps Around Bay Window Glazing and Distorted Gable Brickwork

Repairing Distorted Gable Brickwork & Large Gaps Around Bay Window Glazing.

The masonry of the bay window of this property in London E11 was leaning away from the main structure. Large gaps were opening up between the bay window frames and the double glazing units. Realignment of the sagging bay window plus reinforcing failing gable brickwork to restore structural integrity were required.

The skills of the AWT team allowed them to restore the structural integrity in a cost effective and efficient manner without any rebuilding or visible fixings.

Grove Green bay repairs - Repairing Gaps Around Bay Window Glazing and Distorted Gable Brickwork

The Structural Problem

This East London home had visible cracking in front bay window brickwork and stone lintels. Outward rotation of the first floor bay window was clearly visible. Large gaps had opened up between the bay window frame and the glazing. The cracking and distorting of the masonry bay had caused significant movement to the brickwork gable above.

Problems of this type are common in such Victorian / Edwardian properties and are usually the result of ageing and inadequate restraining in the original building methods.

The AWT also had to be prepared for the possibility that the masonry components might not be solid masonry but simply a thin facade covering a timber frame.

The Structural Repair Solution

East London Bay Window Repairs - Repairing Gaps Around Bay Window Glazing and Distorted Gable Brickwork

After the initial inspection, the AWT team conducted an intrusive survey by drilling carefully placed inspection holes and using an endoscope where necessary. This allowed them to determine that this property’s bay window was constructed using solid masonry elements.

The first element of the structural repairs required the installation temporary supports to the underside of the first floor bay window lintels. AWT designed realigning cramping equipment and hydraulic powered jacks were used to realign the columns and brickwork ready for reinforcing.

Specialist drills were used to introduce rows of 8mm stainless steel corded joint reinforcement fixings. This redistributed the upper storey load to the supporting structure below and restrained the diagonal cracking and bulging tendencies.

Precision drilling rigs were used to install helical stainless steel pins through the brick arch. Resin bonded stainless steel pins were used to reconnect the brickwork to the main body of the building.

Internal gable restraints were fixed in place. Stainless steel lateral restraints were installed directly into the timber joists and resin bonded to the masonry. This restored the structural integrity of distorted gable brickwork.

Any disturbed mortar was re-pointed with mortar matched for colour and texture to blend with the existing pointing.

Read our frequently asked questions about bay window structural repairs.

For a fast, effective solution to bay window structural problems contact AWT today. We provide professional solutions to a wide variety of structural problems for home owners across London, Kent, Surrey and Sussex. Contact us on 01227 721 255, or email us.

Bowing brickwork piers and dropping arches

Bowing brickwork piers and dropping arches

Victorian two-storey bay window with bowing brickwork piers and dropping arches – realignment, bed joint reinforcement beaming, lateral restraints, reinforcement to the brickwork columns and grout ties and concrete repairs to masonry cill

case study 56e19a0041f610.58831797 - Bowing brickwork piers and dropping arches

The subject building was a traditionally built mid-terraced domestic Victorian/Edwardian house in South London on two floors below a pitched tiled roof.

Bowing brickwork piers and cracking, dropping and sagging of the structure around the bay window required urgent attention. Using equipment and methods designed by Action Wall Ties, the bay window was reinforced and repaired.

Detailed Case Study

Defect

Action Wall Ties’ investigation reported distortion and distress with localised cracking to ground floor, external spandrel brickwork and cracking and dropped key stones to the brick arches.

case 8 a - Bowing brickwork piers and dropping arches

The slender brickwork columns to the ground floor had bowed outwards leaving a bow shaped space between the timber box window frame and the brickwork column that has been repeatedly re-pointed.

case 8 b - Bowing brickwork piers and dropping arches

case 8 c - Bowing brickwork piers and dropping arches

The bay window has a very large overhanging cill with supporting corbelled knees.

Causation

Action Wall Ties reported that the movement noted was considered to be progressive due to a combination of ageing and ineffective restraining of the slender brickwork columns and rotational effect of the overhanging cills, causing the bowing out of the columns and the arches to spread, crack and drop – cracking the supported spandrel brickwork above.

Structural repair solution

Our remedial scheme involved the introduction of bed joint reinforcement beaming, lateral restraints, reinforcement to the brickwork columns and grout tie injections, together with concrete repairs to masonry cill, all to reinstate the uniformity of the wall and provide restraint.

We provided temporary support to the underside of the ground floor brick arch key stones, removed the debris from the cracks and lifted the stones/arch back into a more level line with the adjacent brickwork.

case 8 d - Bowing brickwork piers and dropping arches

As indicated with red double dotted lines on our proposal 1, we introduced two rows of twin stainless steel corded joint reinforcement, forming a deep masonry composite beam.

As indicated with green parallel lines on our proposal 1, the beam reconnected the bay window elevational brickwork, and this was accomplished with AWT designed equipment enabling us to diamond drill through each elevation and chase into the main elevational brickwork and install a grouted helical bar.

The formation of continuous beams within the existing masonry should redistribute the upper storey loads, to a large extent, to those parts of the supporting structure, below which are best able to carry them while at the same time assisting in restraining diagonal cracking and bulging tendencies.

As indicated with yellow stars on our proposal 1, in conjunction with the beams, we drilled for, and screwed direct into the timber floor joists, 8mm stainless steel lateral restraints – all resin bonded to the masonry.

As indicated with green parallel lines on our proposal 1, to assist in alleviating the rotation affect from the large cills we installed grout ties vertically, drilling for and injecting a grouted 8mm helical bar.

As indicated with blue parallel lines on our proposal 1, we introduced a purpose fabricated steel reinforcing post, fitted and fixed to the inside of the brickwork columns, fixed with stainless steel resin bonded fixings.

case 8 e - Bowing brickwork piers and dropping arches

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

Failing and rotating Victorian bay window

Failing and rotating Victorian bay window

Large ornate Victorian square stone and brick bay window failing and rotating – stabilizing, realignment, reinforced and make good

case study 56e19dcd0bb767.61122017 - Failing and rotating Victorian bay window

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.

case 43 a 1 230x120 - Failing and rotating Victorian bay window

case 43 a 2 230x120 - Failing and rotating Victorian bay window

case 43 a 3 230x120 - Failing and rotating Victorian bay window

case 43 a 4 230x120 - Failing and rotating Victorian bay window

case 43 a 5 230x120 - Failing and rotating Victorian bay window

case 43 a 6 230x120 - Failing and rotating Victorian bay window

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.

case 43 b - Failing and rotating Victorian bay window

case 43 b 1 230x120 - Failing and rotating Victorian bay window

case 43 b 2 230x120 - Failing and rotating Victorian bay window

case 43 b 3 230x120 - Failing and rotating Victorian bay window

case 43 b 4 230x120 - Failing and rotating Victorian bay window

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.

case 43 c - Failing and rotating Victorian bay window

case 43 c 1 - Failing and rotating Victorian bay window

case 43 c 2 - Failing and rotating Victorian bay window

case 43 c 3 - Failing and rotating Victorian bay window

case 43 c 4 - Failing and rotating Victorian bay window

case 43 c 5 - Failing and rotating Victorian bay window

case 43 c 6 - Failing and rotating Victorian bay window

case 43 c 7 - Failing and rotating Victorian bay window

case 43 c 8 - Failing and rotating Victorian bay window

case 43 c 9 - Failing and rotating Victorian bay window

 

Failing and rotating Victorian pentagon bay window

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.

case study 56e19dec9283f6.95445712 - Failing and rotating Victorian pentagon bay window

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.

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.

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.

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.

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