The majority of low rise blocks (less than five storeys) falling into this category are constructed in bonded solid brickwork, though the occasional cavity wall construction can be found (refer to Contemporary Buildings). Over time, such brickwork can suffer from a range of defects, including cracking, bowing, failure of arches and lintels over openings, brick face spalling and poor pointing, to name but a few.
Such defects are often attributable to a range of causes, the most common being; thermal/moisture (hygrothermal) movement, foundation subsidence, loading changes, inadequate restraint and general “wear and tear” over the years.
AWT have extensive experience and expertise in the diagnosis and repair of these defects, using both proven techniques and newly developed innovative solutions for the remediation of brickwork containing embedded corroding steel and reinforcement. Repairs are always undertaken with care and attention to detail by trained and highly skilled operatives.
Upon instruction, AWT will undertake a building inspection to note visible brickwork defects, and will subsequently prepare a clear, simple report, detailing any defects that have been found and the most likely causation. Where applicable, the report will also provide remedial work recommendations and a quotation or budget.
COMMON DEFECTS – CAUSATIONS AND REMEDIES
- Failing brickwork above window/door opening
- Cause: Often attributable to inadequate support over windows (i.e. no lintels) and often made worse during window replacement.
- Remedy: Introduction of bed joint reinforcement to span the brickwork over the opening, pinning and general making good (local re-pointing).
- Cracking in brickwork
- Cause: Often associated with subsidence and/or hygrothermal movement.
- Remedy: To over beam the area affected by subsidence with bed joint reinforcement, sometimes to supplement underpinning, and at other times in conjunction with arboricultural measures. Movement joints should be introduced in the case of hygrothermal movement together with reinforcement and making good to the brickwork where necessary.
- Remedial expansion joints – Generic repair
- Corroding embedded steel (causing brickwork cracking) (e.g. steels over opening, rebar to half-brick thick balustrade walls to walkway and private balconies)
- Cause: Moisture ingress.
- Remedy: Either exposure and treatment of the steel or removal of the steel and provision of an alternative support mechanism.
- Bowing brickwork
- Cause: Often associated with lateral restraint deficiencies.
- Remedy: The introduction of new lateral restraint ties into the existing floor and roof. Often combined with insertion of supplementary wall ties and bed joint reinforcement
- Spalling bricks/poor pointing
- Cause: Frost action and general erosion (but beware of crypto-efflorescence failure!).
- Remedy: Traditional brickwork replacement and re-pointing to match existing.
All proposed brickwork remedial works are individually designed to provide a durable cost effective/best value repair through the introduction of stainless steel bed joint reinforcement, beaming, lintel repair, lateral restraints and resin bonded ties to reinstate continuity and structural integrity.
Case studies and generic repairs: