Bay Window Movement Solved Without Rebuild

Unstable Ornate Bay Window Fully Repaired Without Rebuilding

Like many Victorian/Edwardian bay window properties, this home in SE London was suffering from movement of the bay window masonry.  The lack of structural integrity was affecting the entire front of the property.

The severe bay window distortion required urgent structural repairs to avoid collapse. AWT solved the bay window issues and preserved the valuable period features around the door and windows. Prompt structural repairs are far less expensive and disruptive than rebuilding a collapsed bay window.

  • No rebuilding work
  • No visible fixings
  • No need to empty the rooms
  • No need to remove or replace windows

Simply filling cracks and repointing brickwork will not halt the progressive movement of bay window masonry.

The Structural Problem

A combination of age and inadequate restraint has allowed the bay window to pull away from the main elevation. The door arch and 1st-floor window were also cracking and dropping. Such serious defects, if not addressed by suitable structural repairs, will result in the ultimate failure and collapse of the structure.

Specialist structural repairs preserve valuable period features & protect the property value.

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Gaps Between Window Frame & Brickwork
Leaning Bay Window Columns
Gaps at Top of Bay Windows
Bay Window Plaster Cracks
Cracked Stonework
Cracks in Plaster & Coving
Bay Window Brickwork Cracks
Gaps Between Window & Brick
Unstable Bay Window
 
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  • Significant distortion and outward movement of the ground and first-floor bay window brickwork columns
  • Gaps opening up between the window frames and the bay window columns
  • Cracking at the junctions with main elevational brickwork
  • Cracking in internal plaster
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Cracking Bay Lintel
Cracking Bay Sill
Cracks in Plaster & Coving
1st Floor Bay Cracks & Gaps
Cracking & Dropping Lintel
Cracking Doorway Stonework
Cracked Bay Lintel
Cracked Bay Sill
1st Floor Bay Cracking
 
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  • Distortion and cracking of the bay window masonry lintels
  • Cracking of the bay window sills
  • Significant cracking to the front first-floor window masonry lintel
  • Entrance door masonry arch cracking

The Structural Solution

Simply filling cracks and repointing brickwork will not halt the progressive movement of bay window masonry. Specialist structural repairs are the most cost-effective solution.

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Bay Window Realignment
Strengthening Bay Window
Repairing Stone Door Arch
Brick Columns Realigned
Repairing Cracked Brickwork
 
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The structural repairs included:

  • Temporary supports for the ground and first-floor bay window lintels
  • Realignment of the brickwork columns and masonry lintels using equipment designed by AWT
  • Restraints for the slender brickwork bay window columns
  • Stainless steel corded joint reinforcement to form a deep masonry beam
  • Stainless steel bed joint reinforcement within the masonry of the bay window
  • Grouted helical bar to reconnect the bay window brickwork and masonry
  • Grouted helical bar to reconnect the bay window to the main elevational brickwork
  • Stainless steel lateral restraints resin bonded to the masonry
  • Repairs to cracked and spalled masonry including decorative door arch
  • Repointing the heritage brickwork with the appropriate, colour-matched mortar and pointing style
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Bay Window Structural Repairs
Strengthening Bay Window Lintel
Realign/Reinforce Lintel & Masonry
Bay Window Sill Repairs
 
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The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.

All the original, ornate stonework was preserved and a coat of paint then completed the transformation.

Specialist structural repairs preserve valuable period features and protect the property value. Repairing, rather than rebuilding failing period bay windows can save homeowners thousands of pounds.

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Repaired & Repainted
Realigned/Reinforced Bay Columns
Decorative Arch Repaired & Strengthened
Lintel Realigned & Repaired
Lintel, Columns & Sill Repaired
 
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Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair ornate period bay windows.  AWT work with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available in London, Essex, Surrey, Kent 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

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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
 
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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.

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Before Window Column Realignment
Window Column Structural Repair
Gaps Around Windows
Realignment & Repair of Window Columns
 
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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.

Victorian Crack Stitching and Lintel Repair

Victorian Property: Crack Stitching & Lintel Repair

Extensive superstructure reconnection and reinforcement after underpinning for a Victorian house in North West London.

case study 56e199c6599876.58043227 - Victorian Crack Stitching and Lintel Repair

The subject building was a substantial Victorian traditionally built semi-detached domestic house in London, NW3.

The Structural Problem

Click on the gallery images below to see the full extent of the damage caused by the structural issues. Evidence of previous, unsuccessful attempts to fix the structural issues by traditional building techniques can also be seen.

Signs of distortion and distress were noted, with localised cracked and dropped brick arches to the first and second floor levels of the square bay.

Significant cracking was noted to the external brickwork running from and to the ground, first and second floor window openings. The brick arch was missing from the first floor window and distortion, cracking and dropping were noted to the ground and second floor arches. The first and second floor window openings had temporary supports.

Causation

The movement noted was attributed to subsidence. Downward movement had allowed the brick arch to spread and drop and the brickwork to crack. The downward movement had been addressed by a recently completed underpinning scheme. Some de-bonding of the brickwork was also noted.

debonded brickwork bulges 1.3 - Victorian Crack Stitching and Lintel Repair

The Structural Repair Solution

case 4 c - Victorian Crack Stitching and Lintel Repair

1. Bed joint reinforcement:
We introduced two rows of twin cord reinforcement, forming a deep masonry beam – as indicated with red double dotted lines on our proposal images.

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

3. Bay window repair:
To form a beam and reconnect the bay window elevational brickwork, we diamond-drilled a 20mm hole through each elevation, chased into the main elevation and injected grouted 8mm helical bars – as indicated with green horizontal parallel lines on our proposal images.

4. Crack stitching:
To stitch localised cracks we introduced single 8mm stainless steel corded joint reinforcement – as indicated with red single dotted lines on our proposal images.

5. Wall ties to de-bonding brickwork:
To brickwork within the beamed area and arches, where brickwork was believed to be de-bonding, we drilled for and resin bonded 6mm stainless steel remedial ties and re-pointed disturbed areas with a sand and cement mixture.

case 4 d - Victorian Crack Stitching and Lintel Repair

Signs of distortion and distress, with localised cracking, were noted to the external brickwork to the front entrance archway bridge, along with cracked voussoirs and the dropping of the brick arch and outward movement.

6. Resin bonded ties:
To stabilise the brickwork archway bridge, we introduced truss ties. To form the truss we drilled a 14mm hole at 45 degrees to the required depth, opened the entrance hole to 18mm, resin bonded 10mm stainless steel threaded rods, drilled a horizontal 14mm hole to the required depth, inserted the 10mm stainless steel threaded rods, fixed nuts and washers, resin bonded to the inner wall, tightened nuts to both sides and resin bonded to the outer brickwork.

case 4 e - Victorian Crack Stitching and Lintel Repair

7. Making good and pointing:
We raked out the existing mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth. AWT operatives are highly skilled in traditional building methods and always attempt to match replacement bricks, pointing styles and mortar colour to be sympathetic with the existing building.

High Quality Structural Repairs

The photos below show the property 14 years after the work was completed. The high quality structural repairs carried out by AWT are designed to last. Unlike traditional building repairs, our techniques get to the root cause of structural defects.

Victorian bay window repairs c4 - Victorian Crack Stitching and Lintel Repair

 

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

Bed Joint Reinforcement Beaming

Bed Joint Reinforcement Beaming

Victorian property in Hampstead, NW3. Three-storey bay windows with pulling away outward movement, dropping brickwork (all with previous failing repairs) and bowing side flank wall. Repaired using bed joint reinforcement beaming, lateral restraints, crack stitching, and resin bonded ties.

case study 56e199d5b84726.15696458 - Bed Joint Reinforcement Beaming

The subject building was a substantial Victorian end-of-terrace domestic residence in North West London.

Structural Problems

Outward movement to the gable wall, patress plates and tie bars were noted, which indicated that a previous attempt to restrain the outward movement had been made. No significant cracking was noted. Also, a steel band to the front bay window on the first and second floors was found to be heavily corroded and delaminating.

Causation

The movement noted is progressive, attributable to historic subsidence (downward movement) compounded by outward movement due to ineffective or inadequate restraining to the main elevational walls and the bay window, allowing the brick arch to spread and drop and the brickwork above to crack.

debonded brickwork bulges 1.3 - Bed Joint Reinforcement Beaming

Structural Solutions

AWT’s remedial scheme was to introduce bed joint reinforcement beaming, lateral restraints, crack stitching and resin bonded ties – adding tensile strength and restraint and thus reinstating the brickwork’s integrity and the uniformity of the wall.

After installation, pointing was raked out, reinstated and tinted to match the existing (see coloured remedial works on our proposal picture).

case 5 a - Bed Joint Reinforcement Beaming

case 5 b - Bed Joint Reinforcement Beaming

1. Bed joint reinforcement:
The introduction of two rows of twin cord reinforcement, forming a deep masonry beam – as indicated with red double dotted lines on our proposal images.

2. Lateral restraints:
In conjunction with the beam, 8mm stainless steel lateral restraints were introduced and screwed directly into the timber floor joists’ end grain or into the side grain, all resin bonded to the masonry – as indicated with yellow stars on our proposal images.

3. Crack stitching:
To stitch localised cracks, single 8mm stainless steel corded joint reinforcements were introduced – as indicated with red single dotted lines on our proposal images.

4. Wall ties to de-bonding brickwork:
Wherever possible, we drilled for and resin bonded 6mm stainless steel remedial ties to the centre of a brick. We then re-pointed the disturbed areas with a coloured sand and cement mixture – as indicated with blue line on our proposal plan images.

5. Making good and pointing:
We then raked out the existing mortar and repaired with new coloured sand and cement mortar to approximately 20mm in depth.

AWT operatives are highly skilled in traditional building methods and always attempt to match replacement bricks, pointing styles and mortar colour to be sympathetic with the existing building.

High Quality Structural Repairs

The photo below shows the completed structural repairs 14 years after the project was completed. Unlike the previous repairs by traditional builders, AWT’s structural repair techniques got to the root of the problem.

AWT provide long lasting, cost effective structural repairs so you can enjoy your home.

Bed joint beaming - Bed Joint Reinforcement Beaming

Read our frequently asked questions about bay window structural repairs.

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

Edwardian bay window cracking

Edwardian bay window cracking

Edwardian round bay window cracking & dropping brickwork arches – bed joint reinforcement beaming, fenestration lintel repairs and to install resin bonded ties

case study 56e19a1535a499.19441067 - Edwardian bay window cracking

The subject building is a substantial, traditionally-built, Edwardian building on two floors below a pitched tiled roof.

This period property required sympathetic treatment by Action Wall Ties’ specialised staff. Cracking and dropping brickwork was stabilised with stainless steel bed joint reinforcement and wall ties. The round structures and brick arches were reinforced and the surrounding structure made good, in keeping with the appearance of the property.

Detailed Case Study

Structural defects

Action Wall Ties investigated and reported varying stages of distortion, cracking and dropping of brick arches, along with some cracking to the brickwork above, together with many previous attempts of repairs to the round bay windows.

case 9 a - Edwardian bay window cracking

case 9 b - Edwardian bay window cracking

Causation

Action Wall Ties reported that the movement noted was believed to be progressive due to a combination of ageing, seasonal moisture, thermal expansion and contraction (i.e. hygrothermal) resulting in ineffective support from the existing arches allowing the brick arch to spread and drop, allowing the brickwork above to crack.

Solution for the structural repairs

A long term, cost-effective solution was provided by Action Wall Ties’ highly skilled operatives. The existing appearance of this period property was carefully maintained. The works were designed to minimise disruption to the building’s occupants and minimise any impact on the environment.

Our remedial scheme involved introducing bed joint reinforcement beaming, fenestration lintel repairs and to install resin bonded ties to reinstate the uniformity of the wall and provide restraint.

case 9 c - Edwardian bay window cracking

As indicated with red double dotted lines on our proposal 1 and 2, we introduced two rows of twin stainless steel corded joint reinforcement, forming a deep masonry composite beam all around the bay.

As indicated with green parallel lines on our proposal 1 and 2, to the underside of the fenestration openings head we drilled for, and installed, either grouted or driven 9mm helical stainless steel pins through the brick arch and passed them into the line of the deep masonry beam installed within the existing masonry.

As indicated with red stars on our proposal 1, we drilled for, and resin bonded, new 9mm stainless steel remedial ties and re-pointed disturbed areas.

Action Wall Ties (AWT) are specialists in masonry reinforcement and repair in London and Kent, providing professional solutions to a wide variety of structural problems and defects. 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

 

Realigning Masonry on Victorian Bay Windows

Realigning Masonry on Victorian Bay Windows

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.

case study 594cf31e7587a4.44607464 - Realigning Masonry on Victorian Bay Windows

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.

Defects bay Bovill 2 - Realigning Masonry on Victorian Bay Windows

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.

Finished bay Bovill 2 - Realigning Masonry on Victorian Bay Windows

Finished bay Bovill 1 - Realigning Masonry on Victorian Bay Windows

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