Window can't support above brick work

drkmuk

I’m in the process of buying an old house (300 years old) and the building survey has picked up that a downstairs UPVC window is supporting the bricks above and it’s not strong enough. The survey says:

"To the front elevation there is some evidence of cracking to the brickwork immediately above the dining room window which may indicate the quality of support to the window is not great. Ideally the windows should have been replaced either by a FENSA registered contractor or with the benefit of Building Regulation approval to ensure that the support above the opening is adequate."

"It is possible that the original windows, which probably were timber provided support to the brickwork at this point and that the new windows are also providing such support which clearly is unsatisfactory. It may be necessary to provide some support either using Helifix wall ties or similar."

I’ve spoken to one builder who has quoted £1000 to put in wall ties as suggested in the survey (builder A)

Another builder has suggested something totally different. He says to remove the window to install a new lintel and relay above brickwork, install a new A rated window then make good the plaster inside the house, at a cost of £2700-£3000 + vat. (builder

This is the first house I’ve bought and I know nothing about building. Both approaches are totally different and I'm not sure which one is the current route to go down.

Can anyone give me advice on this situation please?

FreeBear

drkmuk wrote: »

"It is possible that the original windows, which probably were timber provided support to the brickwork at this point and that the new windows are also providing such support which clearly is unsatisfactory. It may be necessary to provide some support either using Helifix wall ties or similar."

You don't say how wide the window is... I doubt very much that Helifix (or similar) wall ties will be an effective long term repair - They are only really intended to stop walls cracking due to settlement/movement. And as you have uPVC windows, I guess the building isn't listed.

As the property is 300+ years old, it will be constructed with solid walls (hand made bricks possibly, or stone/rubble) and held together with lime mortar. You will want a lintel installed, either reinforced concrete or solid stone - A modern Catnic won't be suitable. Any stone/brickwork that is removed will want to be put back in with lime mortar, and lime plaster used internally.

Alternatively, replace all the uPVC windows with oak frames,

For a cautionary tale on the consequences of using inappropriate materials, have a read of - https://forums.moneysavingexpert.com/discussion/5866353/victorian-stone-house-cement-render-pointing

Or pop over to http://www.periodproperty.co.uk/forum/viewforum.php?f=1

tony6403

I would want a lintel.
Catnic do make lintels for external solid brick walls .
You will need building regs approval for fitting a lintel.

casper_g

Helifix certainly tout their products as being suitable for "creating lintels" and "creating masonry beams" and their literature describes how engineers should calculate the capacity of the lintels created using their products.

I think you would need a structural engineer to provide a calculation to justify the design to satisfy Building Control - a new lintel would need building regulations approval whether it's a piece of steel or something created from reinforced masonry.

drkmuk

Who are building regs? And how do I get their approval for fitting a new lintel?

Tom99

300 years old, is it a listed building?

drkmuk

No it's not listed

molerat

drkmuk wrote: »

Who are building regs? And how do I get their approval for fitting a new lintel?

Building control of your local council. Your builder should be able to recommend a structural engineer to calculate the required lintel. You then submit his drawings to the council, all details of what to do should be on your council web site.

vw100

The movement probably started when the UPVC windows went in and the wall above was not supported. Also the original windows would have provided a greater level of support.


Really need to get the section above the window supported with a lintel and then the window installed back.


Plenty of 1930's property's have rotted timber supports and most window installers just leave them and install the windows - with the occupier not even aware.

drkmuk

Thanks. Do you know how much a structural engineer would charge to do something like this?

J_B

Just note the highlighted words that surveyors usually use!

drkmuk wrote: »

"To the front elevation there is some evidence of cracking to the brickwork immediately above the dining room window which may indicate the quality of support to the window is not great. Ideally the windows should have been replaced either by a FENSA registered contractor or with the benefit of Building Regulation approval to ensure that the support above the opening is adequate."

"It is possible that the original windows, which probably were timber provided support to the brickwork at this point and that the new windows are also providing such support which clearly is unsatisfactory. It may be necessary to provide some support either using Helifix wall ties or similar."