Substantial cracking brickwork to 18th Century water tower due to corroded mild steel – reinforce, remove corroding steelwork and make good
This building is an interesting 18th century purpose built water tower constructed to service a country estate with running water.
Problem: Cracking brickwork
AWT was contacted by the owners of the water tower with concerns about significant cracking to the brickwork.
On inspection we noted that there was indeed substantial cracking and distortion to the external brickwork, together with corresponding internal cracking.
The cracking noted appears to originate from the embedded mild steel.
Causation
The cracking noted was found to be progressive, mainly due to expanding corrosion from the mild steel RSJ’s lifting and cracking the brickwork and stone work, together with a combination of ageing, seasonal moisture, thermal expansion and contraction (i.e. hygrothermal).
Corrosion of the embedded mild steel resulted in the formation of ferrous oxide that expanded to several times the thickness of the metal it had resulted from, thus breaking out the brickwork and causing lifting and bowing of the walls.
Structural repair solution
Our proposed remedial scheme was to provide a viable repair by firstly removing the corroding mild steel, thus addressing the causation, and thereafter introducing bed joint reinforcement beaming, crack stitching, and lateral restraints to reconnect and restrain the brickwork, together with brickwork repairs to reinstate the uniformity of the wall and apply dry seal.
Starting at the top level and repeating to the lower levels we provided working platforms to accommodate the proposed works, installing temporary support with AWT developed props to brace the steel beams and allow for the removal of the embedded mild steel channels and RSJ’s, together with the removal of the surrounding brickwork.
We then replaced the removed channel with suitable bricks.
Once the brickwork was set the horizontal bed joint between the rebuilt and original brickwork was dry packed providing a supporting connection.
To maintain lateral restraining we drilled the masonry for, and resin bonded, stainless steel 12mm grip bars together with brickwork repairs.
To reconnect the brickwork we installed rows of twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam to stitch localised cracks and to add cohesion and tensile strength to the brickwork.
Failing and Rotating Victorian Pentagon Bay Window
Unstable Victorian pentagon bay window. The masonry of this 5-sided bay window was failing and rotating. It required stabilising, realignment and reinforcement. AWT was able to restore the structural integrity of the ornate period bay window without slow and expensive rebuilding work.
The bay window at the corner of this end-of-terrace domestic Victorian property was in danger of collapse. There was significant visible outward leaning movement and the dropping of the brickwork arches in the pentagon bay window.
The Structural Problem
This two-storey, pentagon-shaped (also known as 5 lite/5 panel/5 pane) bay window with a brickwork crenellated parapet wall was found to be unstable. It suffered from rotational outward movement, dropping of the brickwork arches at ground floor level, and significant rotational outward movement to the masonry columns, causing spreading and dropping of the brickwork arches above, which was of great concern.
Sagging Bay Brickwork
Cracking Brick Arches
Gaps & Cracks
Dropping Brick Arches
Collapsing Brickwork
Leaning Bay Window
The structural defects in the bay window were having a knock-on effect on the rest of the house. Similar movement was reflected in both the front and left side elevations, with outward bulging noted and some cracking of the front ground floor arches.
The movement noted by the AWT survey team was progressive and advanced. The structural failings were attributable to ineffective, inadequate restraining to the bay window structure, This has allowed the masonry columns to bulge outwards and the brick arches to spread and drop, cracking the brickwork above and becoming unstable and in danger of collapse.
The Structural Repair Solution
Action Wall Ties proposed remedial scheme was to provide a viable repair by realignment and then introducing Bed Joint Reinforcement Beaming. Other structural repair techniques were also used including:
brickwork arch lintel repair
lateral restraints
special diamond drilling for grout tie injection
resin bonded ties
This combination of specialist structural repairs enabled the AWT team to reinstate the uniformity of the wall and provide restraint to the masonry.
We provided temporary support to the underside of the ground floor, then the underside of the first-floor window brick arches, removed debris from the cracks and deployed AWT designed and developed realigning cramping equipment to realign the masonry elements, closing open joints and returning the arches back to a more level line with the adjacent brickwork, along with the masonry columns, and into a more upright line before proceeding with the proposed drilling and reinforcing.
As indicated with red double dotted lines on our proposals 1, 2 & 3, we introduced twin 8mm stainless steel corded joint reinforcement, forming a deep masonry beam.
As indicated with horizontal green parallel lines on our proposals 1, 2 & 3 to form the beam and reconnect the bay window elevational brickwork, once the brickwork had been realigned with AWT-designed drilling equipment we diamond drilled a 20mm hole through each elevation of the bay, through the main elevational wall and chased internally into the main elevation wall, injecting a grouted 8mm helical bar.
As indicated with vertical green lines on our proposals 1, 2 & 3, to the underside of the fenestration openings head, we drilled for, and installed, grouted 8mm helical stainless steel pins through the brick arch and passed them into the line of the deep masonry beam, installing them within the existing masonry.
As indicated with yellow stars on our proposal 2, we drilled for, and screwed directly into timber floor joists, 8mm stainless steel lateral restraints, all resin bonded to the masonry.
As indicated with vertical green parallel lines on our proposals 1, 2 & 3, once realigned and columns made more upright, we drilled with specially designed drilling rigs from the top of the parapet down through brickwork and passed into the top of the masonry columns in order to inject a grouted 12mm stainless steel grip bar.
For cracked brick arches scheduled for reinforcement listed above, we raked out the existing cracked mortar and repaired it with new coloured sand and cement mortar to approximately 20mm in depth.
Action Wall Ties have developed methods and trained skilled experienced operatives to strive to finish our work to always be sympathetic to the existing structure. Where possible AWT match replacement bricks, pointing style and mortar mixture for texture and colour.
Restored Pentagon Bay
Realignment of Brickwork
Realignment of Bay
Bay Window Repair
Reinforced Bay Window
Restored Bay Masonry
Period Bay Repairs
5-Pane Bay Repairs
Bay Window Crack Repair
As can be seen in the gallery images, AWT’s specialist structural repair techniques were able to save this beautiful pentagon bay window. The period features were preserved. A long-lasting repair to the structure was achieved without any visible fixings and without rebuilding work.
Restoration of Collapsing Bay
Restoration of Period Bay
Structural Repairs to Period Bay
Action Wall Ties services are available to clients in the South East i.e. in London & in Kent, Sussex & Essex. We regularly rectify problems and issues relating to cracking and movement around bay windows in properties of all ages and types.
Action Wall Ties (AWT) are specialists in bay window reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Eight-storey 1960s concrete frame building in Aldershot, Hampshire. Cavity cleaning and remedial wall ties.
Cavity Wall Problems
The subject building started as a 1960s eight-storey commercial concrete frame building that was converted to 50 flats in 2004. Dampness, poor insulation and instability to the brickwork flack walls and brickwork features were constantly experienced and reported.
Action Wall Ties was instructed to engage a firm of consulting structural engineers to jointly undertake an intrusive inspection in order to establish a defects report on our findings to enable the design of a suitable remediation.
Concrete Frame Cavity Wall Repairs
Following AWT and Conisbee’s intrusive investigations a remedial scheme was developed that proposed providing temporary support at each floor beam, with AWT developed props, to accommodate the continuous removal of brickwork to clean the cavity and install a cavity tray
This was followed with the reinstatement of the brickwork, together with remedial wall ties and bed joint reinforcement to assist in supporting the brickwork.
Once the intrusive survey has been completed, remedial wall ties were installed and the areas of bridged cavity identified for cleaning to the foot of each infill wall line.
AWT are experts in repairing cavity wall ties and other common defects on high rise concrete frame buildings. We work together with housing associations, councils and structural engineers to find economical and effective solutions.
Kent based AWT serve customers in London and the whole of SE England. Contact us today to see how we can help. Call 01227 721 255 or email us.
This Grade II listed mansion in London W1 is now a national museum housing the Wallace Collection. AWT were called in to repair cracked brickwork in the courtyard walls. The brickwork repairs on this heritage building needed to provide a cost effective, long term solution while preserving the appearance of the red brick and render walls.
The subject building in central London, known as Hertford House, dates from the 1770s and features red brick and render courtyard walls.
As part of a major refurbishment cracking to the front courtyard walls was to be addressed.
Working with the main contractor and architects we proposed and completed remedial works including bed joint reinforcement, brickwork repairs and render finish repairs.
AWT used their specialist structural repair techniques to restore structural integrity without the need for visible fixings or slow, costly rebuilding work. The beauty of the red brick and render finish was preserved.
Action Wall Ties are structural repair contractors with the specialist skills required for listed buildings. AWT work along with architects, project managers and local authorities to preserve historic buildings.
AWT are available for large and small projects 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.
Large cracks were clearly visible in the brickwork around the bay windows of this Victorian period property in South, London. Cracked bricks and dropping brickwork arches above the windows signalled the need for specialist structural repair work.
Bay Window Problems
Common problems with Victorian era bay window properties are dropping and sagging of the brick arches and cracked masonry. Insufficient structural strength allows the bay wall to lean away from the main building.
This Victorian period property in South London had clearly visible structural defects. Specialist structural repairs were necessary to save the decorative Victorian brickwork from eventual collapse.
Expert Bay Window Repairs
Realigning cramping equipment specially developed by AWT was used to support the defective brickwork. Hydraulic rams were then employed to gradually realign the distorted masonry, using our tried and trusted methods, developed over many years working with bay window defects.
The remedial work to the dropping and sagging brickwork included:
Installation of stainless steel corded joint reinforcement
Use of AWT bespoke drilling rig with diamond tipped drills
Installation of stainless steel pins to reinforce the window lintels
When the repointing had been completed the beauty of the original Victorian brickwork could be fully appreciated once more.
The innovative structural repair techniques developed by AWT preserved the original facade without the need for demolition and rebuilding. The end result was a cost effective, long term solution to the problem that preserved the period features of the property.
Action Wall Ties offer structural repair services for period properties for clients in the South East, London, Kent & Surrey
Action Wall Ties (AWT) are specialists in bay window repairs to period properties with bespoke solutions including steel corded joint reinforcement. We also offer professional solutions to a wide variety of other structural issues. Contact us on 01227 721 255, or email us.
Unstable Masonry on Victorian/Edwardian Bay Window
AWT was called in after replacement bay windows had been fitted to this period property in London SE15. Cracks had appeared in the surrounding masonry plus outward movement of the two storey bay window’s supporting masonry column, lintel and brickwork.
A temporary support had been put in place but urgent action was required to restore structural integrity.
Collapsing Bay Window
What started out as a simple home improvement revealed structural issues with this Victorian/Edwardian period property in Lewisham, SE London. The masonry of the 2 storey bay window had become unstable and was being supported with a temporary prop. AWT were able to realign and reinforce the structure without the need to demolish and rebuild the brickwork.
Specialist Bay Window Repairs
AWT have designed and developed specialist realigning cramping equipment. This provides a stable framework that then allows careful use of hydraulic rams to realign the distorted brickwork. The brickwork arches, columns and masonry elements were returned to the level of the adjacent brickwork and joints were closed up again.
Custom made, stainless steel reinforcing restraints were introduced into the brickwork, leaving no visible support. This is an important consideration, especially for period properties.
Attention to Detail
AWT’s specialist structural repair skills saved the ornate stucco rendered brickwork around the windows from being destroyed. AWT’s attention to detail includes matching not only the colour but also the texture of the original mortar when repointing the disturbed areas. When the stucco render was painted the whole area looked as good as new.
AWT’s structural repairs are quicker and more cost effective than using a general builder. AWT are able to get to the root cause of bay window structural issues and provide a long term solution.
AWT provide help for owners of period properties across the South East – Greater London, Surrey, Kent, Sussex and Essex.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems. Contact us on 01227 721 255, or email us.
Bay Window Cracking & Sagging After Installing New UPVC Windows
The bay windows in this London, SW2, property had become unstable due to the removal of the original timber windows for replacement double glazing installation. Problems were manifested as cracks in the plaster and brickwork. Gaps also opened up between the ceiling and the bay wall.
AWT was able to restore structural integrity to the bay window without the need for slow, costly rebuilding work. AWT provided a cost effective, long term repair with minimal disruption to the ongoing restoration project.
Gaps, cracks & damaged brickwork. Structural issues caused by replacing windows in period bay windows.
Common symptoms of structural issues arising from fitting replacement windows into bay windows include:
Cracks in internal walls around bay window
Gaps opening up between the ceiling and the bay window wall
Difficulty opening/closing windows
Cracks in external brickwork
Bay window masonry sagging
Bay window masonry leaning/pulling away from the main elevation
The Structural Problem with the Bay Window
During the refurbishment of this mid-terraced Victorian/Edwardian period property in Brixton, South West London it became evident that there was a serious structural issue with the bay windows. Cracks were radiating out from the bay window brickwork and the first floor bay window was leaning outward. Both the plaster and the brickwork showed significant cracking.
The Action Wall Ties team quickly discerned that when UPVC windows had previously replaced the original timber sash window frames the supports afforded at the head of the bay had been removed. This had allowed the bay window to sag, drop and rotate away from the main elevational house wall.
Initially, temporary supports were put in place to the underside of the first floor front bay window masonry. This prevented further deterioration of the brickwork.
This is a common problem that AWT is called to repair. Removal of timber sash windows from a bay window often leaves the bay window brickwork without sufficient support. Structural problems with the bay window masonry may become evident during or after the fitting of new double glazed units to the bay window.
Restoring Structural Integrity to the Bay Window
Action Wall Ties’ plan involved restoring the structural strength integrity of the bay window and redistributing the load from the upper storey of the property.
Utilising our specially developed equipment, tooling, methods and skilled staff allowed the realignment of the leaning masonry. This was followed by the fabrication and installation of remedial steelwork and fixings. The introduction of bed joint reinforcement beaming, to form composite beams within the masonry, together with lateral restraints restored the structural strength, all with minimal impact on the face of the brickwork.
Action Wall Ties used bed joint reinforcement beaming, lateral restraints and grout tie injection to reinforce the masonry. Steel lintels and columns were also fitted.
Replacement bricks were colour matched to blend with the original masonry. The pointing style and mortar mixture were also designed to match the original texture and colour.
Action Wall Ties serve customers in SW London and throughout the South East i.e. in Kent, Greater London, Sussex, Essex and Surrey. We are often called in by homeowners encountering bay window problems following the fitting of new double glazed windows. We are experts in repairing and stabilising bay window brickwork and stonework.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including issues with bay windows. Contact us on 01227 721 255, email us or use our contact form.
The joint owners of this 4 storey semi-detached Victorian villas (converted into flats) reported visible bulging, dropping brickwork arches to the rear and gable solid brickwork walls and long cracks developed internally.
The Structural Problem
The Action Wall Ties surveyor inspection identified ineffective and inadequate restraining plus spreading of the of the brick arches as the root cause of the problem. This had allowed the main elevation brickwork to bulge outward and brick arches over the doors and windows to spread and drop causing the brickwork above to crack. It also caused long cracks in the internal plaster work of the flats.
This is a common problem with properties of this type and age. As well as damaging the structural integrity of the property it often makes doors and windows difficult to open and close as the frames are warped by the pressure of the sagging brickwork load above.
Restoring Structural Integrity
The introduction of remedial reinforcement to the masonry and lateral restraints was recommended to provide restraint and support to restore the brickwork’s integrity.
Specialist equipment developed by Action Wall Ties was used to install bed joint reinforcing beaming, stainless steel lateral restraints and pins within the structure of the property. This restored the structural integrity of the masonry without the need for any visible restraints.
The cracked mortar was raked out and repaired with new coloured sand, lime and cement mortar that was a match for the existing mortar’s colour and texture.
Action Wall Ties’ specialist knowledge allowed them to restore the property’s structural stability without the need for costly rebuilding work. Their specialist equipment also minimised the disruption for the residents.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including issues with bowing and bulging brickwork in Victorian properties. Contact us on 01227 721 255, email us or use our contact form.
Action Wall Ties serve customers in North West London and the whole South East of England.
As can be seen in the photos, there were cracks in both the external brickwork and the internal plaster work around the windows of these school buildings in Harrow, Greater London. In places the external brickwork was crumbling.
The Structural Problem
The brickwork above the windows was visibly lifting and cracking. An inspection by Action Wall Ties quickly identified the cause as corroding mild steel arch bars which were reducing the support from the existing lintel arrangement. This type of fault also results in difficulties with opening and closing windows.
The flat brickwork arches in the building were of differing ages but all were built on mild steel arch bars. As these bars had rusted the resulting ferrous oxide (rust) expanded to several times the thickness of the original metal in turn lifting and cracking the brickwork above. In places the facing brickwork had crumbled to reveal the metalwork.
The Structural Repair Solution
The remedial works were designed to add tensile strength and reinstate the brickwork’s integrity without detracting from the appearance of the building.
The brickwork openings required remedial support and the arch bars needed to be removed to stop any further damage to the building. Bed joint reinforcement and beaming fenestration lintel repair techniques were used to restore the tensile strength of the masonry.
Bricks were carefully removed to allow the cutting and removal of the corroding arch bars. Two rows of twin 8mm stainless steel corded joint reinforcement fixings were installed forming a deep masonry beam. The formation of continuous beams within the existing masonry redistributes the upper storey loads and assists in restraining diagonal cracking and bulging.
Specialist drilling rigs were used to drill for and install helical stainless steel pins through the brick arch and into the line of the deep masonry beam that had been installed within the existing masonry.
Where possible the existing bricks were reused. Replacement bricks were colour matched to blend in with the original brickwork. The cracked mortar was raked out and repaired with new coloured sand and cement mortar to match the existing mortar.
Action Wall Ties serve customers not only in the Harrow area but throughout the South East i.e. Kent, Greater London, Sussex, Surrey and Essex.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair, providing professional solutions to a wide variety of structural problems including issues with window arches. Contact us on 01227 721 255, use our contact form or email us.
Victorian Terrace with Bulging and Dropping Brickwork
This Victorian terraced home with rendered brickwork in Walthamstow, East London was suffering with dropping and outward bowing of the brickwork.
The Problem
This rendered Victorian terrace home in Walthamstow, London E17, was suffering with significant distortion of the masonry. It also had dropping and outward bowing movement of the brickwork on the upper floor.
The left hand side external brickwork had bulged outward from the centre first floor. Internal movement to the junction of the dividing wall and external wall was also noted.
If structural repairs are sought early enough, AWTs specialist repair techniques may allow for repairs without removing render/pebble dash finishes. However, due to the advanced structural issues with this property, it was necessary to remove the render.
The Solution
The first step, after the initial survey, was to carefully remove the render finish on the front elevation to expose the underlying brickwork. As well as giving access to the brickwork this also allowed for a secondary survey to ensure there were no further issues with the masonry.
Our remedial work included:
Bed Joint Reinforcement Beaming
Crack Stitching
Fenestration Lintel Repair
Lateral Restraints
Grout Tie Injection
Brickwork Repairs
Realignment and Pinning of the Coping Stones
The repair work was designed to reinstate the uniformity of the walls and provide restraint in order to restore the tensile strength of the brickwork. It was also necessary to reconnect the main elevational brickwork to the brick internal dividing and party walls.
Action Wall Ties used specialist drilling rigs that enable precision drilling. State-of-the-art stainless steel fixings were then installed within the framework of the building. These techniques have been designed to deal with the root cause of structural faults rather than just provide a short-term cosmetic fix.
Carefully matched coloured sand and cement mortar was used to make good the drill holes. As can be seen in the photo, there are no visible fixings once repair works are complete. The exposed brickwork is left clean, tidy and ready for repointing. The facade of the house can either be left as exposed brick or the render can be replaced if desired.
AWT’s specialist skills allowed these serious structural faults to be repaired quickly and economically. No long and costly rebuilding work was required.
Action Wall Ties (AWT) are specialists in masonry reinforcement and repair. AWT can advise on structural repairs to properties with render, pebble dash and spar dash. We provide professional solutions to a wide variety of structural problems for home owners in East London as well as the rest of London, Kent, Surrey and Sussex. Contact us on 01227 721 255, email us or use our contact form.
