Bed Joint Reinforcement BJR Beaming Archives

Distorted Georgian Bay Window Masonry

Failing Bay Window Support Beam

This beautiful Georgian property in Kent had structural issues with one wing of the property. AWT was called in to assess the distortion of the first-floor windows and ground-floor bay window brickwork and masonry. Cracks had also appeared in the first-floor internal plaster. Like many properties that AWT surveys, there were signs of previous failed repairs.

Our specialist structural repair techniques preserve your property’s period features, which protects its market value.

slide 1010 - Distorted Georgian Bay Window Masonry — Failing Georgian Bay Window

slide 1020 - Distorted Georgian Bay Window Masonry — Failing Georgian Bay Window

AWT provided a cost-effective structural repair that minimised disruption to the residents and preserved the property’s period features. To learn more about how AWT can help with structural defects in bay windows, read our Bay Window Structural Repair FAQs.

Unlike traditional builders, AWT can provide targeted, long-term structural repairs without rebuilding work.

slide 3021 225x300 - Distorted Georgian Bay Window Masonry — Before Repairs

The Structural Problem

Bay Window

The substantial masonry cornice above the bay window was cracked and showed signs of distortion. Gaps had opened up in the window cill causing cracks in the brickwork below. The brickwork bay window arch was also cracking and dropping.

Like many properties that AWT surveys, there were signs of previous failed repairs.

slide 3011 - Distorted Georgian Bay Window Masonry — Bay Brickwork Dropping

slide 5011 - Distorted Georgian Bay Window Masonry — Bay Brickwork Dropping

Inspection of the junction between the bay window brickwork and the main elevation revealed cracking and signs of movement. Previous attempts to repair the structural issues using traditional building methods had failed, and the cracks had spread.

slide 3021 768x1024 - Distorted Georgian Bay Window Masonry — Sagging Window Brickwork

slide 4022 768x1024 - Distorted Georgian Bay Window Masonry — Sagging Window Brickwork

First Floor Windows

The beautiful group of 3 windows is a key feature of the Georgian facade. The significant dropping of the brickwork columns and the semi-circle brickwork arch had left a gap between the brickwork arch and corbeled brickwork above the arch. Without suitable structural repairs, the brick arch could collapse, damaging the period brick and the ornate stone corbel at the top of the arch.

slide 2011 768x1024 - Distorted Georgian Bay Window Masonry — Cracking & Dropping Brickwork

slide 2021 768x1024 - Distorted Georgian Bay Window Masonry — Cracking & Dropping Brickwork

The 2 smaller windows also showed signs of distortion. The brickwork above the windows was cracking and dropping. Inside the property, the plaster around the windows was cracking.

Structural Defects

The timber bressummer support beam over the bay window was overstressed (as are most period beams) and affected by creep, allowing the supported masonry to drop. The masonry required realignment and reinforcement. It also needed reconnecting to the main structure to prevent further movement.

The Structural Solution

AWT provided a set of targeted structural repairs to give a long-term solution without the cost and disruption of rebuilding work. Our specialist structural repair techniques preserve your property’s period features, which protects its market value.

slide 6010 - Distorted Georgian Bay Window Masonry — Specialist Tools

slide 6040 - Distorted Georgian Bay Window Masonry — Specialist Tools

AWT’s special diamond drilling methods developed over many years, and our specialised equipment allows precision diamond drilling to install fixings exactly where they are needed.

The structural repairs included:

Brickwork Realignment
Bed Joint Reinforcement Beaming
Window Lintel Brickwork Arch Repair
Lateral Restraints
Precision diamond drilling
Grout Tie Injection
Brickwork Repairs
Concrete Repairs

Action Wall Ties are specialist structural repair contractors with the knowledge and experience required to repair period properties with severe structural defects, such as failed bay window support beams. AWT work with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available across 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.

London School with Bowing Brickwork

London School with Superstructure Issues & Bowing Walls

wall bulge repairs 01 300x225 - London School with Bowing Brickwork — After – No Visible Fixings

This primary school in Southwark, London, had significant visible bowing to the second-floor right side flank wall, putting the structure at risk of collapse. Progressive movement was impacting the entire building and required a plan to reinforce and restrain all the brickwork. Previous repairs had failed to halt the movement of the structure.

According to estimates, to repair the defects using traditional building methods the school would need to close for 6 months. AWT completed their work in just over 2 weeks during the school summer holiday. AWT’s work was also significantly cheaper, accounting for less than 25% of the original projected cost.

wall bulge 03 225x300 - London School with Bowing Brickwork — Bowing Wall

wall bulge 10 225x300 - London School with Bowing Brickwork — Wall Bowing Outwards

AWT worked with the Education Service and the consulting structural engineers to design a permanent, cost-effective structural repair that would minimise disruption to the school’s staff and pupils.

The Structural Problem

wall bulge 09 225x300 - London School with Bowing Brickwork — Bulging Brickwork

wall bulge 08 225x300 - London School with Bowing Brickwork — Bowing Wall

wall bulge 07 225x300 - London School with Bowing Brickwork — Bowing Brick Wall

The building was a Victorian/Edwardian period property that had been extended and converted into a school. There was significant visible bowging to the front section of the second-floor right side flank wall. There was also bulging brickwork between the rear third floor windows.

These structural defects were severe – nearing the tipping point. Without urgent action, the structure would collapse. The rest of the property was also suffering from movement within the structure, therefore the entire building required remedial work.

during bowing brick repairs 01 300x225 - London School with Bowing Brickwork — Failing Timber Beams

The building appeared to be solid brickwork, however, AWT was prepared for the possibility of decaying timbers within the structure. When the internal plaster was removed, it revealed failing wooden beams that could not support their load.

The Structural Solution

during bowing brick repairs 03 225x300 - London School with Bowing Brickwork — Bowing Wall Realignment

during bowing brick repairs 04 225x300 - London School with Bowing Brickwork — Realigning Bowed Wall

The structural repairs included:

Brickwork Realignment
Removal of Failing Timber
Internal Restraint Posts for Severely Bowed Areas
Bed Joint Reinforcement Beaming
Lateral Restraints
Resin Bonded Ties
Resin Bonded Stainless Steel Pins
Brickwork Repairs

wall bulge repairs 04 230x120 - London School with Bowing Brickwork — Brickwork Reinforcement

wall bulge repairs 02 230x120 - London School with Bowing Brickwork — Realign & Strengthen

wall bulge repairs 03 230x120 - London School with Bowing Brickwork — Realign & Reinforce

AWT’s specialist tools and techniques allowed them to straighten and reinforce the brickwork without visible fixings. The severely bowed wall was reinforced with internal restraint posts that would be hidden when the plasterwork was reinstated.

AWT introduced stainless steel reinforcements deep within the masonry. The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.

after brickwork realignment 01 225x300 - London School with Bowing Brickwork — After Structural Repairs

after brickwork realignment 02 225x300 - London School with Bowing Brickwork — Repaired Bowing Brickwork

AWT stabilised the superstructure of the building and repaired the bowing brickwork in just over 2 weeks. This allowed plenty of time for the internal finishes to be reinstated before the start of the new school year, thus avoiding any disruption to the pupils.

As well as providing an efficient, long-term solution, AWT’s work was also very cost-effective, accounting for less than 25% of the original projected cost.

Action Wall Ties are specialist structural repair contractors with the knowledge and experience required to stabilise period properties with severe brickwork defects, such as superstructure issues or bowing brick walls. AWT work with property owners, structural engineers, project managers, education boards, borough councils, local authorities etc. on large and small projects.

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

Loft Conversion with Bulging Gable Wall

Bulging Gable Wall & Leaning Dormer Brickwork

AWT was contacted by the new owners of this period semi in Wimbledon, South West London. Like many similar properties, it has a loft conversion with a rear dormer window. The new owners realised the value of quickly tackling structural issues, such as a bulging gable wall before the problems progressed.

Structural repairs cost much less and are far less disruptive than rebuilding work. Preserving period features also protect a property’s resale value.

Loft conversion gable bulge 03 - Loft Conversion with Bulging Gable Wall — Period Semi with Bowing Gable

Loft conversion gable bulge 02 - Loft Conversion with Bulging Gable Wall — Period Semi with Bowing Gable

The Structural Problem

AWT’s free survey found significant outward bulging and corresponding internal cracking movement to the gable brick wall. Although there was only mild cracking in the brickwork at this point, the internal ceilings and plaster were cracked. If left unrepaired, cracks in the brickwork and internal plaster would accelerate, making the necessary repairs more expensive.

Prompt action to fix structural issues saves money and stress.

The rear extended brickwork had also started to lean. If left unchecked, the brickwork would become unstable and eventually collapse.

Loft conversion gable bulge 01 - Loft Conversion with Bulging Gable Wall — Failing Gable End Wall

The structural integrity of the gable wall had diminished due to age and a lack of restraint in the original construction of the wall. The extra weight from the loft conversion structure, fixtures and fittings may also have put additional strain on the existing masonry.

The Structural Solution

As shown in the Before and After photos, AWT realigned and strengthened the brickwork without visible fixings or any obvious changes to the appearance of the period brickwork. The majority of the work was completed from outside the property, keeping disruption to a minimum. This was achieved with a combination of:

Bed Joint Reinforcement Beaming
Lateral Restraints
Resin Bonded Wall Ties

Loft conversion gable bulge 06 768x1024 - Loft Conversion with Bulging Gable Wall — Before Repairs to Bowing Wall

Loft conversion gable bulge 05 768x1024 - Loft Conversion with Bulging Gable Wall — Before Repairs to Bowing Wall

AWT uses precision diamond drilling techniques to install stainless steel fixings within the masonry. This strengthens the masonry so it can bear the load of the structure above without bowing.

Resin-bonded steel lateral restraints reconnect the gable wall to the rest of the structure, reinstating the uniformity of the wall and preventing bowing.

Remedial wall ties restrain the dormer brickwork and prevent it from leaning outwards.

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

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

Dangerous Bulging Brickwork

Brickwork Bulging at Party Wall

This mid-terrace period property in the London borough of Lambeth had been converted into flats. The brickwork above the extension at the rear of the property was bulging.

The bowing had reached the point where the entire section of the brick wall was liable to collapse. AWT provided cost-effective structural repairs with minimal disruption to the residents and neighbours.

The brick wall required realignment and strengthening to prevent the problem from recurring. Previous attempts to halt the bowing using standard building techniques had only provided a temporary, cosmetic repair of the mortar gaps and cracks. It had failed to tackle the cause of the progressive brickwork bulge.

front and rear 01 1024x699 - Dangerous Bulging Brickwork — Bowed Brickwork on Period Property in SW London

AWT provided cost-effective structural repairs with minimal disruption to the residents and neighbours.

The Structural Problem

The photo below clearly shows how much the brickwork had bulged compared to the neighbouring property. The masonry was bulged beyond the tipping point i.e. at risk of imminent collapse.

The rear wall had a severe bulge in the 2nd storey masonry that stretched as far as the party wall line. A section of the rear wall was bowing away from the upright line of the adjoining property.

The AWT survey team diagnosed the problem as progressive due to ageing materials, ineffective/inadequate restraining and de-bonding brickwork. It was common practice in buildings of this age for a 9-inch wall to be constructed as two ½ brick walls with snapped headers to the external skin to save on expensive facing bricks.

bulging brickwork 01 225x300 - Dangerous Bulging Brickwork — Bulging Brickwork

bulging brickwork 02 225x300 - Dangerous Bulging Brickwork — Bulge in Brickwork

bulging brickwork 03 225x300 - Dangerous Bulging Brickwork — Previous Failed Repairs

bulging brickwork 04 225x300 - Dangerous Bulging Brickwork — Bowing Brickwork

bulging brickwork 05 225x300 - Dangerous Bulging Brickwork — Bulging Brick Wall

bulging brickwork 06 225x300 - Dangerous Bulging Brickwork — Dangerous Brick Bulge

Debonded brickwork is a common issue in Victorian/Edwardian-era properties. The header bricks that tie the inner and outer layers of brickwork together can snap or crack due to age, weathering or being over-stressed. Many properties were also built with too few header bricks making the brickwork liable to bow under the weight of the structure above.

The Structural Solution

To stabilise the bowed area of brickwork the team used AWT-designed supports and realigning equipment to straighten the existing external brickwork. This avoided large-scale rebuilding work. Only the most severely compromised area of brickwork was deconstructed and rebuilt. Once the detached brickwork was reunited to reform a solid brick wall it was strengthened further by pinning and reinforcing.

Repairing bowed brick 02 225x300 - Dangerous Bulging Brickwork — Localised Deconstruction

Repairing bowed brick 01 225x300 - Dangerous Bulging Brickwork — Rebuilding & Strengthening

To prevent a recurrence of the problem, AWT used precision drilling techniques to instal stainless steel fixings within the masonry to strengthen it and restrain it:

Bed Joint Reinforcement Beaming
Grout tie injection
Lateral restraints

The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains the brickwork from any tendency to bulge.

Repaired brick bulge 01 225x300 - Dangerous Bulging Brickwork — Repaired Bulge

Repaired brick bulge 02 225x300 - Dangerous Bulging Brickwork — Bowed Brick Repaired

Repaired brick bulge 03 225x300 - Dangerous Bulging Brickwork — Bulging Brick Realigned

Replacement bricks (where required) and the new mortar were matched to the existing texture and colour. AWT’s specialist techniques do not require visible fixings, making it ideal for period properties.

Action Wall Ties are specialist structural repair contractors with the knowledge and experience required to repair period properties with severe brickwork defects, such as bulging brick walls. AWT work with property owners, structural engineers, architects, project managers and local authorities on large and small projects.

AWT are available across 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.

Failing Wooden Bay Window Beam

Sagging Masonry Above Bay Window – Failed Timber Bressumer Beam

To protect their investment, the new owners of this period home in South West London called in AWT to address the structural issues as part of their renovation work. The bay window structural problems had progressed to the point that failure and collapse of the front of the property was a real danger.

Unlike traditional builders, AWT can provide targeted, long-term structural repairs without rebuilding work.

AWT can provide cost-effective repairs for severe structural problems including failed bay window support beams. To learn more about how AWT can help with structural defects in bay windows read our Bay Window Structural Repair FAQs.

The Structural Problem

Without urgent structural repairs, the bay window and masonry above would collapse. As well as the high cost of reconstruction, it would destroy period features and likely reduce the property’s market value.

cracks windows over bay 300x225 - Failing Wooden Bay Window Beam — Cracking Window Arch

cracks interior bay window 300x225 - Failing Wooden Bay Window Beam — Cracks Around Bay Window

Sloping window 300x225 - Failing Wooden Bay Window Beam — Sloping Windows

Sloping windows 300x225 - Failing Wooden Bay Window Beam — Windows Sloping

The seriousness of the structural defect was most easily seen in the interior of the property. Like many properties of this era, the masonry above the bay window was supported by a timber beam. This Bressumer beam had failed, causing the structure above to sag in the middle. The characteristic V-shaped slope of the floor, windows and masonry can be seen in the photos above.

Cracks had formed in the first-floor brickwork and window arches. Radiating cracks had also opened up in the plaster and finishes around the bay window. The front single-storey bay has started to pull away from the building. The timber Bressumer lintel above the bay window was soft, over-stressed and deformed.

The Structural Solution

The structural repair had 3 main objectives:

Realigning the masonry
Replacing the timber lintel
Reinforcing the structure

Inside the property, the AWT team removed the minimal amount of flooring, plaster, coving etc. to access the failing beam:

during bay beam replacement 05 300x225 - Failing Wooden Bay Window Beam — During Beam Replacement

during bay beam replacement 02 300x225 - Failing Wooden Bay Window Beam — During Realignment

during bay beam replacement 03 300x225 - Failing Wooden Bay Window Beam — Bay Beam Realignment

during bay beam replacement 06 300x225 - Failing Wooden Bay Window Beam — New Supports

during bay beam replacement 04 300x225 - Failing Wooden Bay Window Beam — Bay Beam Replacement

during bay beam replacement 08 300x225 - Failing Wooden Bay Window Beam — New Bressumer Beam

during bay beam replacement 01 300x225 - Failing Wooden Bay Window Beam — During Repairs

during bay beam replacement 07 300x225 - Failing Wooden Bay Window Beam — Sloping Floor Levelled

Parapet repairs were also required:

parapet repairs 02 300x225 - Failing Wooden Bay Window Beam — Damaged Masonry Removed

parapet repairs 04 300x225 - Failing Wooden Bay Window Beam — Realigned & Strengthened

parapet repairs 01 300x225 - Failing Wooden Bay Window Beam — Parapet Repairs

parapet repairs 03 300x225 - Failing Wooden Bay Window Beam — Repaired Parapet

The structural repair work included:

installing temporary supports
using AWT-designed hydraulic jacking system to realign the structure
removing the failed timber Bressumer beam
installing concrete pad stones
replacing the timber beam with a metal lintel
removing the temporary supports
introducing Bed Joint Reinforcement-Beaming
repairing lintel brickwork arches
installing lateral restraints
injecting grout ties
repairing brickwork and concrete

The specialist structural repairs reinstated the uniformity of the masonry, redistributed the upper-storey loads and restrained any diagonal cracking and bulging tendencies.

after repairs 01 300x225 - Failing Wooden Bay Window Beam — After Beam Replacement

after repairs 02 300x225 - Failing Wooden Bay Window Beam — After Structural Reinforcement

The exterior of the property was left ready for repainting and the interior was left ready for the reinstatement of all disturbed finishes around the bay window area i.e. plaster boarding, plastering, flooring, skirting etc. and decorating.

AWT are available across 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.

Severely Distorted Window Masonry, London

Unstable Period Window Masonry, South West London

This Victorian townhouse in Brixton, London SW9, had severely distorted masonry and large gaps around the top floor windows. The brickwork would collapse without immediate action to repair the structural problems. The defect was also impacting the neighbouring property.

Appropriate structural repairs were urgently required to preserve the period features and the property’s value. Previous attempts to repair the defects by traditional building methods had failed. AWT’s specialist repair techniques allow them to repair period brickwork without visible fixings or slow, messy rebuilding work. This is especially helpful where structural defects are affecting adjoined properties and flats.

distorted masonry repairs 225x300 - Severely Distorted Window Masonry, London — After Repairs

The Structural Problem

The visible outward leaning of brickwork and masonry lintels to the front top floor had reached the point of instability. If not addressed rapidly, it would result in the failure and collapse of the masonry. This would then require longer, more disruptive and expensive rebuilding work. It would also cause damage to the property’s period features and impact the resale value.

gaps above window 300x225 - Severely Distorted Window Masonry, London — Distorted Masonry Around Windows

Realigned 300x225 - Severely Distorted Window Masonry, London — Realigned Window Masonry

Wide gaps had opened up between the windows as the brickwork bulged outwards. A large gap had also formed above one window and the masonry and lintels were no longer straight.

AWT’s survey found significant outward leaning of the top floor brickwork pier between the windows shared with the adjoining property. The top floor masonry and lintel lintels also showed movement and distortion. AWT diagnosed a progressive structural defect due to ageing and ineffective/inadequate restraining of the masonry.

Previous attempts to repair the structural problem by repointing the area and filling the gaps with mortar had failed to fix the underlying structural issues.

collapsing window brick 225x300 - Severely Distorted Window Masonry, London — Wide Gaps Behind Brickwork

window brickwork gap 225x300 - Severely Distorted Window Masonry, London — Bulging Window Brickwork

failed repairs 225x300 - Severely Distorted Window Masonry, London — Previous Failed Repairs

failed repairs repointing 225x300 - Severely Distorted Window Masonry, London — Failed Structural Repairs

The Structural Solution

Standard building methods tend to provide temporary, cosmetic repairs rather than tackling the root cause of the structural issues. AWT’s specialist knowledge and equipment allow them to remedy masonry defects, add tensile strength and reinstate the integrity of the brickwork. The result is a long-term repair that is not only cost-effective but also requires minimal disruption to residents.

brickwork straightened 225x300 - Severely Distorted Window Masonry, London — Window Gaps Repaired

brickwork realigned 225x300 - Severely Distorted Window Masonry, London — Bulging Brick Realigned

After installing temporary supports to prevent the masonry from collapsing, AWT used specialist structural repair techniques and equipment to restore the structural stability:

Realignment of Brickwork & Lintels using AWT Designed Realigning Cramping Equipment
Forming Load Bearing Beams in the Brickwork using Heliforce Bars
Restraining Bowed Masonry using Thor Restraint Ties
Reconnecting the Internal Partition Wall using Thor Grout Ties

Window gaps repaired 300x225 - Severely Distorted Window Masonry, London — Masonry Realigned

Window gaps repair 300x225 - Severely Distorted Window Masonry, London — Straightened & Strengthened

AWT use precision diamond drilling techniques to install the stainless steel fixing precisely where required. The result is a repair with no visible fixings. The vast majority of the work is completed from the outside of the property, keeping disruption to a minimum.

New, colour-matched mortar is used to restore any areas of disturbed mortar. Stonework, window frames etc are left ready for repainting if required.

Action Wall Ties are specialist structural repair contractors with the skills and experience to repair and restore period properties. AWT works on large and small projects for property owners, structural engineers, architects, project managers and local authorities.

AWT are available in 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.

Boot Lintel & Wall Tie Repairs, Thanet, Kent

Remedial Wall Ties & Boot Lintel Repairs for 60s/70s House in Thanet

This detached house in Broadstairs, Kent, has a typical 1960s/1970s design and construction. Many similar properties are now developing the same structural problems.

A structural survey of the property indicated issues with the concrete boot lintels and the wall ties. The new owners called in AWT to stabilise the superstructure and protect their investment. Prompt structural repairs prevented the structural defects from causing further damage and avoided more extensive repairs.

boot lintel identification 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — How to Identify Boot Lintels

Thanet wall ties 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Failing Wall Ties

The door and window openings were constructed using concrete boot lintels; easily identifiable by the distinctive concrete beams above doors/windows that do not extend beyond the width of the opening. Concrete boot lintels are prone to rotate. This had caused cracking in the internal plaster and cracked, open mortar joints in the external brickwork. The original cavity wall ties were also failing, leaving the outer brick skin unrestrained, and vulnerable to bulging/failure.

The Structural Problem

The property was suffering from 2 main defects that are very common in 1960s/1970s properties; rotating concrete boot lintels and failing wall ties.

Rotation of Boot Lintels:

A fundamental flaw in the installation of concrete boot lintels in 60s/70s properties means that the weight of the heavier brick outer skin is too great for the softer inner blocks to support. The boot lintel rotates, causing gaps to open up, compressing the blocks of the inner wall and allowing the outer brickwork to sag.

The early symptoms of boot lintel problems, as seen below, are cracks in the internal plaster above or radiating from the top corners of doors and windows. It also caused cracking and distortion of the supported brickwork above the doors and windows.

window cracks 3 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Failing Boot Lintels

Door window cracks 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks Above Doors/Windows

window cracks 2 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks Above Window

window cracks 4 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Cracks in Window Plaster

Common symptoms of concrete boot lintel problems:

Cracks in the internal walls and ceilings above windows/doors
Warped window/door frames – difficult to open and close
Cracks in the visible part of the concrete lintel
Stepped cracks in the brickwork above windows/doors
Dropping of the brickwork above windows/doors
Bulging or bowing brickwork above windows/doors

Traditional building repairs – making good the cracks and open joints – treat the symptoms, not the cause. If the rotation continues, serious damage caused by the rotation may result in the necessity to replace the lintels. To avoid further damage to the brickwork, the boot lintels require specialist structural repairs.

Boot lintel gaps cracks rotation - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel stepped cracks - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel gaps - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Boot Lintel compression - Boot Lintel & Wall Tie Repairs, Thanet, Kent

Rotating Boot Lintel Causing Gaps & Cracks

Stepped Cracks Due To Failing Boot Lintel

Gaps Above Concrete Boot Lintel

Boot Lintel Defect Causing Compression Cracks

Failing Wall Ties & Inadequate Restraint:

Investigation of the wall ties revealed the existing Wire Butterfly Ties were in varying stages of corrosion and were beyond their useful life. The building had suffered some movement for a prolonged period and was progressive due to a combination of ageing, ineffective and/or inadequate wall tying and restraining plus the effect of rotating fenestration boot lintels all contributing to a lack of structural stiffness.

The progressive corrosion of the existing wall ties left the property vulnerable to vertical and wind loads, especially to large gable and unreturned walls. Instability of the wall will result if the ties corrode away completely, resulting in a need to rebuild the wall. Prompt action to install remedial wall ties will avoid more costly and disruptive repairs in the future.

vertical cracks 1 225x300 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Plaster Cracks in Corners

vertical cracks 2 225x300 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Vertical Plaster Cracks

The Structural Repair Solution

The structural repairs by AWT tackle the root cause of the masonry defects and add tensile strength thus reinstating the brickwork’s integrity.

Structural repairs included:

Bed Joint Reinforcement Beaming
Fenestration Boot Lintel Treatment
Grout Tie Injection
Remedial Wall Ties

The AWT team installed specially developed prop supports to anti-rotate the boot lintel back into place. Specialist diamond drilling techniques were used to drill through the brickwork into the boot lintel and install resin-bonded stainless steel sheer pins.

boot lintel repairs 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Concrete Boot Lintel Repairs

Concrete boot lintel repairs 300x225 - Boot Lintel & Wall Tie Repairs, Thanet, Kent — Repaired Boot Lintel

New pad-stones were installed by providing temporary support to the underside of the lintels, carefully removing sufficient plaster to expose the lintel, cutting out the internal skin and forming a pad-stone to spread the load onto the internal skin. The area was left ready for plastering.

The new wall ties, bed joint reinforcement beaming and grouted ties stabilised the superstructure, reconnecting the inner and outer walls and strengthening the overall structure.

AWT provide cost-effective structural repairs for a wide range of structural problems including failing wall ties and concrete boot lintel problems. We operate not only in Kent 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.

Timber Bay Window Beam Replacement

Realignment, Reinforcement & Bressumer Beam Replacement

This period property in Lambeth, SW London was undergoing a complete refurbishment. The structural defect affecting the wooden front bay window beam was endangering the entire facade of the property. Without suitable structural repairs the front of the property would collapse.

AWT were chosen to complete the structural repairs because their specialist techniques allow them to replace bay window beams, realign masonry and reinforce structural integrity without slow, costly rebuilding work. AWT were able to preserve the beautiful period features of the property and provide a long term structural repair.

bay beam problems - Timber Bay Window Beam Replacement — Before Structural Repairs

after 1 - Timber Bay Window Beam Replacement — Before Structural Repairs

The Structural Problem

Like many Edwardian/Victorian period properties, this South-West London property had been built with a timber Bressumer beam supporting the masonry above the bay window. This wooden beam had decayed leaving the upper storey brickwork without adequate support and on the verge of collapse.

The unsupported weight of the first floor brickwork was damaging the mouldings around the bay window, causing it to crack and lean away from the main elevation. The 2 first floor windows were sagging in a characteristic V shape.

bay beam movement 768x1024 - Timber Bay Window Beam Replacement — Rotting Timber Bay Window Beam

Cracking leaning bay stone 768x1024 - Timber Bay Window Beam Replacement — Rotting Timber Bay Window Beam

Some of the symptoms of the Bressumer beam failure seen in this property:

Significant visible distortion of the supporting bressummer beam of the front bay window
Dropping brickwork and windows above the bay window
Bowing of the main roof
Signs of distorting outward movement from the head of the single-storey bay window
Cracked masonry and some cracking to the brickwork
Cracking and missing section to the masonry cill, partly due to rusting mild steel within the cill

cracking ornate stone - Timber Bay Window Beam Replacement — Cracking Bay Stonework

crumbling window cill - Timber Bay Window Beam Replacement — Cracking Bay Stonework

This type of horizontal wooden beam is known by a number of different names including:

Timber lintel
Bressumer, Bressummer or Breastsummer beam
Summer Beam
Various other spellings including Sommer, Somer, Sommier and Somier

This type of substantial wooden lintel is often found in period properties over bay windows. Old Edwardian/Victorian timber Bressumer lintels over bay windows are generally over-stressed compared to modern-day standards. They are often found to have moved out of position. Further problems with timber lintels include rot, damp, pest infestations etc. This can render the lintel ineffective, deflecting the brickwork above, as well as the floor and the ceiling. Another common cause of Bressumer beam problems is movement within the building’s structure which leaves the beam lacking adequate support.

The Structural Repair Solution

AWT identified the root cause of the structural issues to be the failure of the timber Bressumer beam in the bay window and inadequate restraint of the bay window masonry. Even without the issue of the beam decaying, the original beam was not strong enough.

The structural repair works required the replacement of the wooden bay window support beam, realignment and strengthening of the brickwork and the addition of lateral restraints to tie the bay window to the main elevation.

removal decayed beam - Timber Bay Window Beam Replacement — Removal of Old Beam

installing new beam - Timber Bay Window Beam Replacement — Removal of Old Beam

The structural repair works included:

Installation of temporary bay window supports & bracing
Use of AWT-designed realigning equipment to lift the brickwork back in line
Removal of old, decayed Bressumer beam
Replacement of the timber Bressumer beam with a suitable metal beam
Introduction of Bed Joint Reinforcement – Beaming to reinforce the brickwork
Installation of lateral restraints
Diamond drilling and injection of grouted ties to reinstate uniformity
Window cill and brickwork repairs

AWT’s repair works were achieved without leaving any visible fixings. The interior finishes were left ready for the renovation work and decorating to be completed. The exterior ornate bay window mouldings and cill were left ready for painting.

after 2 768x1024 - Timber Bay Window Beam Replacement — After Structural Repairs

AWT provide cost-effective structural repairs for a wide range of structural faults including failing wooden lintels and beams. We operate not only in London but across the whole of the South East of England including Kent, Surrey, Sussex and Essex.

Read our frequently asked questions about bay window structural repairs.

Failing 1960s/70s Brick Lintels

Repairs to 1960s/70s Brick Lintels – Diagonal Cracks & Dropping Brickwork

This semi-detached home near Maidstone in Kent was built in the 1960s or 1970s. The property is a cavity wall construction with no visible external lintels above the doors or windows.

In common with many properties built in the 60s and 70s, it suffered from brickwork issues above the doors and windows. It showed signs of previous, unsuccessful attempts to repair the brickwork by traditional building methods. Structural repairs were required to avoid the failure of the lintels and the collapse of the unsupported brickwork above the lintels.

There are many housing estates across the South East, including many former council house estates, that are built in the same way. AWT has helped homeowners and housing associations find a cost-effective solution to brick-lintel defects.

Common symptoms of brick lintel issues include:

Gaps opening up in brickwork
Cracks in brickwork, especially diagonal, stepped cracks
Cracks in plaster around doors and windows
Sagging and dropping brickwork above doors or windows
Difficulty opening or closing doors and windows

The Structural Problem

The AWT survey found dropping and cracking to the external brickwork that forms the supporting lintel above the window openings and supported brickwork above, which if not treated would result in their failure.

As can be seen in the photos below, previous attempts had been made to repair the cracks. Traditional building methods had only provided a temporary, cosmetic repair. Cracks could be clearly seen running through the areas that had been repointed.

Inside the property, cracks had opened up in the plaster around the windows.

60s 70s cracked brickwork 225x300 - Failing 1960s/70s Brick Lintels — Cracking/Dropping Brickwork

plaster cracking around windows 225x300 - Failing 1960s/70s Brick Lintels — Plaster Cracks Near Windows

60s 70s cracks above doors 225x300 - Failing 1960s/70s Brick Lintels — Previous Attempted Repairs

60s 70s lintel problems 225x300 - Failing 1960s/70s Brick Lintels — Failing 60s/70s Brick lintels

The brick lintels had been deteriorating over a long period. The failure of the existing window and door lintels was causing the brickwork above the lintels to drop and crack due to a lack of support.

As well as causing cracks and gaps in the brickwork, the pressure of the unsupported masonry will warp doors and windows making them difficult to open and close. Without appropriate structural repairs, the outer skin of the brickwork would collapse.

60s 70s brickwork gaps 300x225 - Failing 1960s/70s Brick Lintels — Gaps in Brickwork

Cracks Above Windows 300x225 - Failing 1960s/70s Brick Lintels — Cracks Above Windows

dropping 60s 70s lintel 300x225 - Failing 1960s/70s Brick Lintels — Dropping Brick Lintel

dropping brick above window 300x225 - Failing 1960s/70s Brick Lintels — Cracking & Dropping

The Structural Solution

The remedial works were designed to restore the masonry to the correct alignment and add tensile strength by installing state-of-the-art fixings within the brickwork. The formation of continuous beams within the existing masonry redistributes the upper-storey loads and restrains diagonal cracking and bulging tendencies.

AWT’s specialist precision drilling equipment allowed the fixings to be installed from the exterior of the property with minimal disturbance to the residents.

AWT’s specialist structural repair techniques provided a long-term repair without visible fixings or rebuilding work.

repairing 1970s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — Repairing 60s/70s Lintels

repairing 1960s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — 60s/70s Lintel Repairs

repairing 60s 70s brick lintels 225x300 - Failing 1960s/70s Brick Lintels — Realign & Reinforce

Instal temporary supports to the underside of door & window openings
Removal of debris from brickwork cracks
Realign lintels using hydraulic equipment
Instal stainless steel corded joint reinforcement within the brickwork to form a load-bearing beam within the masonry
Instal helical stainless steel pins to secure the brick lintels
Instal resin bond stainless steel ties forming truss ties
Reconnect masonry using grouted 8mm helical bar
Instal remedial wall ties to debonded cavity brickwork
Re-point disturbed areas of mortar with colour-matched mortar

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair properties of all ages. AWT works on domestic and commercial projects for homeowners, housing associations, structural engineers, architects, project managers and local authorities.

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

Period Property with Bulging Brickwork

Repairs to Victorian Period Property with Bowing Masonry

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

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

The Structural Problem

cracked bay cill 225x300 - Period Property with Bulging Brickwork — Cracked Cill

bowing brick 225x300 - Period Property with Bulging Brickwork — Bowing Brickwork

bulging brick 225x300 - Period Property with Bulging Brickwork — Bulging Masonry

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

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

cracked cill 300x225 - Period Property with Bulging Brickwork — Cracked Cill

Failing brickwork 300x225 - Period Property with Bulging Brickwork — Failing Masonry

Failing masonry 300x225 - Period Property with Bulging Brickwork — Failing Brickwork

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

The Structural Repair Solution

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

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

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

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

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

No Rebuilding, No Visible Fixings

repaired bowing wall 225x300 - Period Property with Bulging Brickwork — Repaired Bowing Brickwork

repaired bulging wall 225x300 - Period Property with Bulging Brickwork — Repaired Bulging Wall

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

repaired bay cill 300x225 - Period Property with Bulging Brickwork — Repaired Cill

repairs bay cill 300x225 - Period Property with Bulging Brickwork — After Cill Repairs

repaired arches 300x225 - Period Property with Bulging Brickwork — Repaired Masonry

repaired bulge 300x225 - Period Property with Bulging Brickwork — Repaired Window Arches

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.