Solution: Grouted ties

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
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Before Bay Window Repairs
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After Bay Window Repairs & Painting

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.

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.

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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.

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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.

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.

debonded brickwork bulges 1.3 - Dangerous Bulging Brickwork

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.

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.

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

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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.

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:

Parapet repairs were also required:

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.

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.

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.

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.

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.

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.

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.

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

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.

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.

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
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Boot Lintel gaps - Boot Lintel & Wall Tie Repairs, Thanet, Kent
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Rotating Boot Lintel Causing Gaps & Cracks
Stepped Cracks Due To Failing Boot Lintel
Gaps Above Concrete Boot Lintel
Boot Lintel Defect Causing Compression Cracks
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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.

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.

 

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.

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

 

60s 70s failing lintels - Failing 1960s/70s Brick Lintels

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.

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.

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.

  • 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.

Collapsing Ornate Bay & Balcony

Victorian Bay Window & Balcony: Structural Repairs & Restoration

victorian portico bay - Collapsing Ornate Bay & Balcony

This beautiful example of ornate Victorian architecture in Thanet was at risk of imminent collapse due to severe structural issues. The property had visible significant movement including bowing, cracking, dropping of brickwork arches and bowing columns of the front bay window and to the front elevation.

Several companies had surveyed the problems but none offered any solutions. Previous repairs to the property had tackled the symptoms of the structural defect but had failed to cure the root cause of the problem.

It took just 2 weeks of work for AWT to complete a cost-effective, long-term structural repair. Compared to rebuilding work, the disruption to the residents was minimal.

The Structural Problem

The structural issues with this period property in Thanet, Kent were clearly visible. Wide gaps had opened up between the masonry and the window frames. The structural defect had caused damage from the ground floor bay window columns up to the decorative brickwork panels below the eaves. This entire section of the property was in severe danger of collapse.

Bay Window Issues

 

AWT’s inspection of the front bay window found significant distorting movement to the front ground floor causing:

  •  outward movement
  • dropping and cracking of the brickwork arches and stone quoins
  • significant outward bowing of brickwork columns beyond the tipping point

 

First Floor Masonry Issues

Inspection of the front elevational brickwork found signs of distorting movement of the ground floor supporting bressummer beam (over the bay window) causing:

  • dropping of the supported main elevational brickwork
  • dropping brickwork pier stone quoins
  • dropping window arches above the bay window
  • inward sloping and cracking of the brickwork above the bay window

As part of previous attempts to halt the movement of the masonry, the bressummer beam over the bay window had been replaced by an old-style RSJ.

Bay & Portico Balcony Issues

The owners also wanted to deal with some aesthetic problems with the bay and portico balcony balustrade’s decorative wrought iron panels and stone top rails. All the panels required refurbishment. The bay window’s stone top rail had been replaced with an unattractive concrete capping. The portico stone top rails were mainly missing. New stones, in keeping with the period features, were needed to complete the restoration.

The Structural Solution

AWT recommended realigning and reinforcing remediation work to the existing brickwork including:

  • brickwork realignment
  • bed joint reinforcement
  • brickwork arch repair
  • diamond drilled grouted anchors
  • lateral restraints
  • grout tie injection
  • stonework & brickwork repairs
  • addition of fabricated steel spines to the columns
  • addition of an internal restraint post to the first floor

This multi-faceted approach reinstates uniformity and provides restraint to the masonry.

AWT also carefully removed the balcony balustrade panels for refurbishment. The lugs were replaced with stainless steel before the panels were grit blasted, powder-coated black and refitted. The brickwork corner piers were rebuilt. Finally, AWT had replacement capping stones cast in a limestone material with stainless steel reinforcing and bedded them in position.

Fast, Cost-effective, Minimal Disruption, Long Term Structural Repairs

Tackling such serious structural issues using traditional building techniques would have required reconstruction and rebuilding of the front of the property. Rebuilding would have been expensive, slow and highly disruptive to the homeowners. Damage to the original bricks and ornate stonework would be inevitable.

In just 2 weeks, AWT’s long-term repairs were completed without major rebuilding work or visible fixings to mar the internal or external period features.

Action Wall Ties are specialist structural repair contractors with the skills and experience required 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 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

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.

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

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.

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.

Collapsing Grade II Bay Window Repairs

Grade II Listed Building Bay Window Saved From Collapse

AWT was contacted by very concerned homeowners of part of a Grade II listed c 1800 farmhouse with several structural engineers’ reports stating the bay window was unstable and that rebuilding was the only recourse, but that was contrary to Historic England’s preferred solution and their wishes.

The double bay window was supported with props to prevent collapse. In common with many properties that AWT repairs, this property showed signs of previous ineffective structural repair work.

AWT was able to realign and reinforce the structure without the need for pattress plates, tie bars or other visible reinforcement. AWT’s specialist structural repair techniques also allowed the owners to avoid slow, expensive and inconvenient deconstruction and rebuilding of the ground floor bay to install new lintels. AWT’s specialist repair techniques were classed as a repair by Historic England which greatly simplified the entire process.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

When AWT was called in to repair this Grade II listed property the bay window masonry had been supported for 2 years with props to prevent collapse.

The homeowners structural engineer report had warned that the structure “could be close to the tipping point” and recommended that the ground floor bay be rebuilt and the first floor repaired. Deconstructing the ground floor masonry and rebuilding it with additional lintels would have been slow and costly, not to mention disruptive to the residents. AWT’s specialist structural repair techniques allowed the owners to avoid slow, very expensive and inconvenient deconstruction and rebuilding of the ground floor bay to install new lintels.

The owners were delighted that AWT could offer a much better solution to the property’s bay window’s many structural defects.

The structural problems included:

  • Brick arches over the ground floor windows slipped by 20-25mm
  • Brick arch nearest the left-hand brick pier pushed out by approx. 20mm
  • Fractured brickwork & mortar joints opened up
  • Pronounced, 60mm bulge in left-hand brick pier
  • 25mm bulge in right-hand brick pier
  • Cracks in brick columns
  • 650mm long crack in 1st floor internal wall
  • External brickwork movable & wall ties completely fractured
  • Ongoing movement with cracks and bulges increasing month on month
  • Collapse of outer brickwork only a matter of time

The Structural Repair Solution

AWT’s specialist repair techniques were classed as a repair by Historic England which greatly simplified the entire process.

AWT, adopting their uniquely developed realigning equipment, was able to lift and realign the original structure’s fabric, therefore, conserving the original features and textures. Despite the advanced nature of the bay window defect, only the outer layer of the brick columns required deconstruction and rebuilding with new handmade shaped brickwork (the original bricks were too decayed to be used.)

As can be seen in the gallery below, the doors and windows remained in situ throughout the work, keeping the disruption to the homeowners to a minimum.

AWT works realigned and reinforced the bay window, reinstated stability and maintained the appearance without the need for pattress plates, tie bars or other visible reinforcement.

Hydraulic realigning equipment, designed by AWT,  was used to lift and realign the arches and brickwork before reinforcing the masonry. Using AWT’s specialist drilling equipment, stainless steel fixings are installed within the masonry. This strengthens the structure and redistributes the load from the upper-story masonry. The hidden fixings and remedial wall ties also restrain the brickwork from bulging.

The reinforcement work included:

  • Bed Joint Reinforcement – Beaming
  • Fenestration lintel- brickwork arch repair
  • Precision Diamond drilling
  • Lateral restraints
  • Grout tie injection
  • Location and isolation of corroded wall ties
  • Remedial, resin-bonded wall ties
  • Deconstruction & rebuilding of just the outer skin of the bay pillars
  • Brickwork repairs and repointing.

Action Wall Ties are specialist structural repair contractors with the skills and experience required to repair Grade I, Grade II and Grade II* listed heritage buildings.  AWT work along with property owners, structural engineers, 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.

Distorted Bay Window With Ornate Terracotta Blockwork

Structural Repairs for Bay Window with Ornate Terracotta Blocks

cracks bay period terracotta - Distorted Bay Window With Ornate Terracotta Blockwork

The exterior of this Victorian/Edwardian property in the London Borough of Lewisham, SW13, has a number of beautiful period features.  The ground floor bay window columns have ornate capitals, the bay window brickwork includes terracotta blocks below the 1st floor bay and the roofline has decorative terracotta blockwork below the eaves.

In common with many properties of this age, a combination of ageing and ineffective restraining of the bay window columns, together with de-bonding of the main elevational brickwork, was allowing the bay window to lean outward. This was also opening up large cracks in the surrounding brickwork. Without structural repairs to restrain and reinforce the masonry, it will fail and lead to the collapse of the structure above.

debonded brickwork bulges 1.3 - Distorted Bay Window With Ornate Terracotta Blockwork

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

This period home in Inner London was at risk of structural collapse. Protecting the fragile terracotta blocks and eave brackets was a key consideration in designing the structural repair plan.

terracotta blocks eave brackets - Distorted Bay Window With Ornate Terracotta Blockwork

Some of the structural problems included:

  • Large cracks around the bay window
  • Clearly visible outward leaning of the first floor bay window masonry columns and lintels
  • Significant outward movement of the masonry lintel to the left side main elevational wall
  • Significant movement of all the terracotta ornate blocks below the soffits
  • Fragile, period terracotta blocks & knee braces (eave brackets) required delicate handling

 

leaning bay window gaps - Distorted Bay Window With Ornate Terracotta Blockwork

AWT’s repairs were designed to target the root cause of the structural failings. Due to AWT’s specialist knowledge and equipment, demolishing and rebuilding the bay window was not required.  AWT used bespoke drilling jigs to install fixings within the masonry to restore structural integrity without damage to the period features, especially the fragile terracotta blocks.

The Structural Repair Solution

AWT’s specialist structural repair tools allow the masonry to be gently moved back to its correct alignment. As shown in the photo below, custom-made drilling equipment allows the installation of fixings within the masonry with minimal impact on the facade of the property. This redistributes the upper-storey loads and restrains the brickwork to prevent cracking and bulging. AWT’s specialist repairs were designed to realign and restore the masonry without damaging or replacing the fragile terracotta blocks.

restoration terracotta block bay window - Distorted Bay Window With Ornate Terracotta Blockwork

The first step was to bring the masonry back in line by:

  • Installation of temporary supports
  • Intrusive inspection of masonry components that appear to be of solid masonry sections but could be nominal thickness components backed with timber framework, amending repair plan as necessary
  • Careful removal of dislodged ornate terracotta blockwork and knees (aka knee braces or eave brackets)
  • Set up AWT designed realigning cramping equipment
  • Deployment of specialist hydraulic jacks to realign the bay window masonry and elevational brickwork

The structure of the property was then strengthened by the installation of high quality specialist fixings:

  • Long diamond drilled grouted ties
  • Lateral restraints
  • Grout injection ties
  • Resin bonded ties

Finally, the finishing touches were added to restore the period beauty of the property:

  • Reinstate the terracotta ornate blockwork
  • Repair masonry pillars and cills with Monolevel FC anti-carbonation cosmetic grade mortar
  • Replace cracked bricks and mortar ensuring a suitable colour match

The repaired masonry elements were left ready for repainting. No external fixings were required – leaving the period features of the property to be enjoyed for years to come.

masonry brickwork repairs inner london - Distorted Bay Window With Ornate Terracotta Blockwork

Action Wall Ties are specialist structural repair contractors with the skills required to realign and strengthen leaning bay window masonry including period and heritage properties with fragile or ornate features of brickwork, terracotta stone/masonry elements and plaster stucco works. 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.

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