Solution: Grouted ties

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.

Long Term Repairs to Leaning & Cracking Bay Columns

Urgent Realignment & Reinforcement of Brick Bay Window Columns

collapsing 2 storey bay - Long Term Repairs to Leaning & Cracking Bay Columns

When the AWT team inspected this Victorian / Edwardian mid-terrace house in the London Borough of Lambeth it was a familiar story. Previous attempts to repair leaning brick bay window columns, cracked brickwork and dropped brickwork arches had failed. Without appropriate action, the front of the property would collapse.

The failed repairs, including repointing, had only provided a temporary cosmetic repair. The underlying structural issues had not been addressed, so the bay window columns continued to distort, cracks reopened and the brickwork arches sagged again.  A long-term structural repair solution was required.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
collapsing brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
cracking bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Cracked bay window cills & bricks
Bay window-dropping brick arches
Collapsing brick bay window
Cracking bay window cills
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

Like many bay window period properties in Central London, inadequate restraining of the masonry combined with the effects of ageing had allowed movement and deformation of the brickwork over a long period of time. This property had reached the point where structural collapse was a real risk.

Significant outward rotational movement of the front bay windows’ brickwork and brickwork arches was clearly visible. Wide cracks had opened up in the window cills. Inside the property, cracks had opened up in the walls and ceilings. The outward-leaning brickwork columns together with cracked, fractured and dropped brickwork arches to the first and second-floor bays combined to seriously compromise the structural integrity of the entire front of the property.

The Structural Repair Solution

Like many 3-storey period properties in South London, this mid-terrace had been converted into flats. Any structural repair solution needed to minimise disruption to the tenants.

simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns
reinforced brick bay window - Long Term Repairs to Leaning & Cracking Bay Columns
repaired bay window cills - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window cracked cills bricks - Long Term Repairs to Leaning & Cracking Bay Columns
Repairs bay window dropping brick arches - Long Term Repairs to Leaning & Cracking Bay Columns
Reinforced brick bay window columns
Repairs to cracked bay window cills & bricks
Repairs to bay window cracks
Repairs to bay dropping brick arches
 
simple horizontal - Long Term Repairs to Leaning & Cracking Bay Columns

AWT designed a programme of remedial works that would tackle the underlying structural defects and add tensile strength to the masonry. The work included:

  1. Installation of temporary supports
  2. Realignment of brickwork columns & arches using AWT-designed hydraulic equipment
  3. Installation of stainless steel bed joint reinforcement
  4. Reconnecting the bay window  brickwork to the main elevation by precision drilling to install grouted helical bars
  5. Installation of steel lateral restraints into the timber joists and resin bonded to the masonry

These structural repairs redistributed the upper-storey loads to those parts of the supporting structure below, which are best able to carry them. They also restrained any diagonal cracking and bulging of the brickwork.

AWT’s specialist techniques preserved the period masonry and stonework. Disturbed areas of mortar were replaced with fresh mortar that matched the existing colour and texture. The decorative stonework was left ready for repainting.

Action Wall Ties are structural repair experts. We have specialist skills in the realignment and reinforcement of period bay window columns. 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.

Bowing Gable End Wall in South London

Structural Repairs to Bowing Gable Wall Prior to Loft Conversion

The AWT team were called in to inspect this Victorian / Edwardian end-of-terrace home in London SE15. The owners planned to add a loft extension but their plans were on hold due to the significant, visible outward bulging of the large gable end wall.

simple horizontal - Bowing Gable End Wall in South London
bulging end wall South London - Bowing Gable End Wall in South London
repairing end wall Southwark - Bowing Gable End Wall in South London
repaired end wall Southwark - Bowing Gable End Wall in South London
Before Repairs to Bulging End Wall
During Repairs to Bulging End Wall
After Repairs to Bulging End Wall
 
simple horizontal - Bowing Gable End Wall in South London

The Structural Problem

A survey team visited this property in the London borough of Southwark to identify the root cause of the bulging of the large, solid brick flank/gable wall. The survey team reported that due to ageing, ineffective and inadequate restraining of the brickwork the entire gable wall was de-bonding and disconnecting from the rest of the masonry.

debonded brickwork bulges 1.3 - Bowing Gable End Wall in South London

This large gable wall would continue to pull away and without structural repairs, eventually collapse. Traditional building methods would have required the partial deconstruction and rebuilding of the gable wall. Rebuilding work is slow, expensive and disruptive and it would not solve the root cause of the problem which is the inadequate restraining of the gable end wall.

The loft conversion project could not proceed until the gable end wall had been stabilised. The owners were looking for a fast, cost-effective, long-term solution to the structural defect in the gable end wall of their property that would allow the loft conversion to proceed.

The Structural Repair Solution

The bowing gable brickwork required restraining before loft conversion work could begin. AWT designed a complete structural repair program that would realign the brickwork and also add tensile strength to the structure. Their specialist tools and fixings allowed the restoration of the gable end wall’s strength and integrity without the need for visible fixings or costly rebuilding work.

AWT utilised several specialist techniques:

  1. Bed joint reinforcement beaming
  2. Grout tie injection
  3. Lateral restraints

bowing end wall Southwark - Bowing Gable End Wall in South London

 

The structural repairs were carefully targeted to reinstate the uniformity of the wall and restrain the masonry from bulging outwards. The formation of continuous beams within the brickwork redistributed the upper-storey loads and restrained diagonal cracking and bulging.

A specialist drilling rig, designed by AWT, was used to drill through the brickwork at a shallow angle to maximise the number of bricks connected by each helical, grout bonded fixing. The internal timber beams were reconnected to the masonry using resin-bonded stainless steel fixings.

Cracked and disturbed areas of mortar were replaced with new mortar that was matched for colour, texture and pointing style.

AWT’s specialist gable end wall repairs provided a long-term solution for this bulging gable wall masonry. The work was finished swiftly and with minimum inconvenience to the residents. The hidden fixings used by AWT also preserved the appearance of the old yellow stock brickwork.

Action Wall Ties are structural repair experts. We have specialist skills in the reinforcement and repair of large areas of bulging or bowing masonry, such as gable end walls. 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.

Rebuild & Reinforce Collapsed Bay Window in SW London

Located in Wandsworth, SW8, this Victorian/Edwardian home had clearly visible dropping and cracking masonry around the ground floor bay window. Shortly after the initial inspection, the masonry failed and the brickwork of the bay window collapsed.

Previous attempts at repairs by re-pointing the brickwork were clearly visible but had failed to get to the root cause of the structural defect. AWT was able to stabilise the masonry before strengthening the structure and rebuilding the brickwork to provide a long-lasting repair.

Read our frequently asked questions about bay window structural repairs.

The Structural Problem

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
London bay window collapsed - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window collapsed - Rebuild & Reinforce Collapsed Bay Window in SW London
London bay window sagging - Rebuild & Reinforce Collapsed Bay Window in SW London
SW8 bay window sagging - Rebuild & Reinforce Collapsed Bay Window in SW London
Bay structural reinforcement - Rebuild & Reinforce Collapsed Bay Window in SW London
Bay structural strengthening - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsed Bay Window, London
Collapsed Bay Window, SW London
Sagging Bay Window, London
Sagging Bay Window, SW London
Bay Window Structural Reinforcement
Bay Window Structural Strengthening
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

AWT was called in to survey this mid-terraced, period property in Greater London. The ground floor bay window masonry and brickwork arches had visible cracking, dropping and significant outward leaning. A large gap had opened up between the brickwork columns and the box sash windows. This serious lack of structural integrity was also causing the 1st floor brickwork to bulge.

The photos show the warning signs that owners of similar properties should look for that warn of serious structural defects in bay window brickwork and the risk of collapse.

Just 2 days after the initial survey, the ground floor right-hand column and arch, the front arch plus the supported external skin of brickwork collapsed. This left the brickwork above unsupported and at imminent risk of failure. Urgent action was required to avoid the collapse of the entire front elevation.

The root cause of the structural defects was a combination of aging and inadequate restraining.

The Structural Repair Solution

simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsing bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London
dropping bay arch - Rebuild & Reinforce Collapsed Bay Window in SW London
bay window gap - Rebuild & Reinforce Collapsed Bay Window in SW London
dropping bay masonry - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuilding bay brick arch - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuilding bay brickwork - Rebuild & Reinforce Collapsed Bay Window in SW London
after bay rebuilt - Rebuild & Reinforce Collapsed Bay Window in SW London
rebuild bay window - Rebuild & Reinforce Collapsed Bay Window in SW London
Collapsing Bay Masonry
Bay Window Arch Just Before Collapse
Gaps Around Bay Window Glazing
Warning Signs of Bay Window Masonry Collapse
Rebuilding Bay Window Brick Arch
Rebuilding Collapsed Bay Brickwork
After Bay Window Rebuilding
Rebuild of Bay Window Brickwork
 
simple horizontal - Rebuild & Reinforce Collapsed Bay Window in SW London

As is often the case, this property showed signs of previous failed attempts at repairing the defects using traditional building techniques. Re-pointing dropping and sagging brickwork provides only a temporary, cosmetic solution, it doesn’t repair the underlying structural issues.

The bay window brickwork required realignment, structural reinforcement and rebuilding all without compromising the original period features.

Temporary supports were installed to prevent further damage to the masonry. AWT’s specialist realigning cramping equipment was used to straighten the bowed brickwork.

The collapsed masonry was rebuilt with the original components where possible. Replacement bricks and mortar were colour matched. A steel spine was built into the columns during rebuilding to strengthen and restrain the brickwork.

AWT’s special diamond drilling methods were used to introduce stainless steel bed joint reinforcement to strengthen the brickwork and redistribute the weight of the brickwork above. Grouted anchor fixings, lateral restraints and resin bonded ties were also installed to reinstate the strength and uniformity of the wall. The chipped and cracked window cills were also repaired using Flexcrete.

The result was a restoration of not only the structural strength of the bay window but also the preservation of the period features.

AWT provide cost effective structural repairs for a wide range of structural issues including failing and collapsed bay windows. We operate not only in SW London but across the whole of London and the South East of England.

To book a time for one of our surveyors to visit your property or to discuss your requirements, call us today on 01227 721255, email us at enquiries@actionwallties.co.uk or use our contact form to get in touch.

Repairs to Ornate Window Columns

Structural Repairs for Ornate Victorian Window Columns

simple horizontal - Repairs to Ornate Window Columns
structural repairs SW4 - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l SW4 windows gaps - Repairs to Ornate Window Columns
l after SW4 column repaired - Repairs to Ornate Window Columns
l SW4 bay cracked 1 - Repairs to Ornate Window Columns
l after SW4 bay repairs - Repairs to Ornate Window Columns
l SW4 bay cracks - Repairs to Ornate Window Columns
l after SW4 bay repaired - Repairs to Ornate Window Columns
Structural Repairs for Ornate Period Windows
Before Window Structural Repairs
Before Window Structural Repairs
Before Window Structural Repairs
After Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
Before Bay Window Structural Repairs
After Bay Window Structural Repairs
 
simple horizontal - Repairs to Ornate Window Columns

 

The exterior of this 4 storey property in the London Borough of Lambeth, SW4, is packed with beautiful period features.  As well as stone columns with ornate capitals, it also has decorative brick pillars and arched windows.

Sadly, a combination of ageing and ineffective restraining of the stone and brickwork columns was allowing the columns to bow out and the brick arches to drop and spread. This was cracking the surrounding brickwork. If the window columns, pillars and arches were not restrained and reinforced it would result in the failure of the window supports and the collapse of the structure above.

The Structural Problem

This period home in South West London, like many properties with serious structural defects, showed signs of previous attempts at repair by standard building methods. Repointing in areas where the brickwork columns had bowed failed to prevent the columns bowing further. Without specialist structural repairs the columns and arches would fail and cause the structure above to collapse.

As shown in the gallery below, AWT designed a programme of repairs that target the root cause of the structural failings. Due to AWT’s specialist equipment and know how, demolishing and rebuilding the affected areas was not required.  AWT used precision drilling equipment to install fixings within the masonry, restoring structural integrity without damage to the period features.

Read our frequently asked questions about bay window structural repairs.

simple horizontal - Repairs to Ornate Window Columns
p bowing columns lambeth - Repairs to Ornate Window Columns
p SW4 window column repairs - Repairs to Ornate Window Columns
p column gaps lambeth - Repairs to Ornate Window Columns
p SW4 column repairs - Repairs to Ornate Window Columns
Before Window Column Realignment
Window Column Structural Repair
Gaps Around Windows
Realignment & Repair of Window Columns
 
simple horizontal - Repairs to Ornate Window Columns

 

The property had 3 areas that required structural repairs:

The 2 Storey Bay Window

  • Visible rotational bulging
  • Signs of distortion and distress with rotational movement
  • Dropping of brickwork arches
  • Leaning of the supporting columns
  • Cracks

Front 1st Floor Window

  • Significant outward movement to the first floor right hand stone column and capital
  • Unrestrained column had moved outwards allowing the attached brickwork to lean outward and drop
  • Resultant gaps between the timber window box frame and the column

Rear 2nd Floor Window

  • Significant outward bowing movement to the two brickwork columns
  • Unrestrained brick columns moved outwards leaving a bow shaped space between the timber window box frame and the column
  • Attached brickwork leaning outward

The Structural Repair Solution

AWT’s specialist repairs were designed to alleviate the masonry defects, add tensile strength and restore the integrity of the masonry without compromising the beauty of the period features.

Installation of custom fixings within the masonry redistributes the upper storey loads to those parts of the supporting structure below which are best able to carry them. This also restrains diagonal cracking and bulging of the brickwork.

  • Install temporary supports
  • Deploy AWT designed realigning cramping equipment
  • Use specialist hydraulic powered jacks to realign the columns and brickwork arches
  • Install steel corded bed joint reinforcement embedded within the masonry
  • Reconnect and reinforce the masonry by precision drilling and installation of Cintec sock anchors
  • Reconnect the bay window’s brickwork and masonry using grouted 8mm helical bars
  • Repair damaged stonework with Flexacrete
  • Replace cracked bricks and mortar ensuring suitable colour match

Action Wall Ties are specialist structural repair contractors with the skills required to reinforce and realign window support columns on modern, period and heritage properties. AWT work along with property owners, architects, project managers and local authorities on large and small projects.

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

Remedial Wall Ties for Victorian Semi in Surrey

Bulging & Cracking Brickwork Across Front of Victorian Semi Detached Houses

These 2 Victorian semi detached houses in Egham, Surrey had a significant bulge in the brickwork above the first floor windows. There was also a failing brick arch lintel and cracking to the brickwork. Without swift action the masonry would collapse.

AWT were called in to repair the defects and allow the homeowners to avoid slow, expensive and disruptive rebuilding work. Equipment designed by AWT was used to realign the brickwork, stabilise and reinforce the masonry and then install new wall ties and lateral restraints.

Surrey bowing masonry repairs - Remedial Wall Ties for Victorian Semi in Surrey

The Structural Problem

The AWT survey team visited the property in Surrey, TW20 to identify the root cause of the visible bulging of the masonry at the front of the property. The AWT survey team quickly identified that this Victorian semi was built using cavity wall construction and that failing cavity wall ties were likely a root cause of the problem.

A limited inspection of the wall ties was undertaken by drilling 12mm holes in the outer leaf of brickwork to view within the cavity via an endoscope. This confirmed the diagnosis of failing wall ties, as can be seen from the photos taken with the endoscope, as the corrosion of the metal was clearly visible. The mild steel ties were all in a similarly heavily corroded condition and showing signs of de-laminating.

Failing Victorian wall ties surrey - Remedial Wall Ties for Victorian Semi in Surrey

Horizontal cracking, lifting and opening up of joints was noted at irregular intervals on the front elevation. Metal ties were located behind the cracks, with an electronic wall tie locator.

Corrosion of the embedded mild steel wall ties was causing them to expand to many times their original size. This was damaging the outer leaf of brickwork, splitting the bed joints and causing either lifting or bowing of the walls and damage to internal finishes. This left the wall vulnerable to vertical and wind loads, especially such a large gable wall.

Without structural repairs the wall would continue to bow further and eventually collapse. Traditional building methods would have required the partial deconstruction and rebuilding of the front of the properties.

The Structural Repair Solution

Completed wall tie repairs Surrey - Remedial Wall Ties for Victorian Semi in Surrey

Unlike some cavity wall tie repair contractors, AWT always works to the standards laid out in the Building Research Establishment Specification Digest. This means that the separation between new wall ties, the layout pattern of the new wall ties and the material used to manufacture the new wall ties all meet the highest standards to ensure a safe, long term structural repair.

To avoid failure of the brickwork and brickwork arch AWT realigned the bulged brickwork, installed new stainless steel wall ties, isolated the old ties to prevent them causing further damage and formed a composite beam within the external brickwork. The formation of deep masonry beams within the existing masonry supports the masonry and maintains the integrity of the brickwork.

AWT use their own custom designed hydraulic realignment equipment and diamond bladed precision drilling rigs. This allows the new fixings to be installed with minimal disturbance to the masonry. A variety of specialist fixings were introduced into the brickwork to restore the strength and stability of the wall.

As can be seen in the photo above, when the work is complete there are no visible fixing either inside or outside the property. The AWT team also take the time to colour match any replacement bricks as well as matching the colour, texture and pointing style of the mortar where work has taken place.

AWT provide cost effective structural repairs for a wide range of structural faults including failing cavity wall ties and bulging brickwork. We operate not only in Surrey 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.

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