Bresummer Beams

[Anonymous]

Have to try and fins a way to replace repair some bresummer beams, could someone advise where I could find out how these were actually constructed and how to replace/repair.

Many thanks

Joe Ahern

 

[Anonymous]

Sorry Joe, when you say bressumer beam(s), are you refering to the fireplace or some other part of the building such as a projection of timbers?.

If you can explain a bit more as to why you think it needs changing, it will be easier to help.

 

[Anonymous]

Front and rear elevation bay windows have some distortion which leads surveyor to suggest that likely the bressummers have deflected over bays. If possible would like to know how to remedy

thanks

joe

 

[Anonymous]

Joe could please tell us how old the house is and what type of house?.

Just because is "distorted" it does not mean there is something wrong with it.

 

[Anonymous]

Semi detached 1920/30s property with flat roof bay to front elevation.


http://www.findaproperty.com/agent.aspx?agentid=0752&opt=prop&pid=015224

 

[Anonymous]

I can understand the concern from the surveyor, as this type of property, and from the material from which they were constructed , they should show no significant signs of "deflection" anywhere.

It could be possible that due to poor maintenace and subsequent rot, the windows were replaced and a "cosmetic" approach was followed without paying much attention ro any other rot or defect.

In your position I would get two or three quotes from local firms, these should cost you nothing , at least you will find out what necessary repairs are required and if you can tackle it youself.

It will be very difficult to help without close inspection and evaluation of the problem.

Good luck

 

[Anonymous]

Thanks for info, what would be worst case scenario in replacing beams? is there any illustrations I can view online to give better understanding of construction?

regards

joe

 

[Anonymous]

Unfortunately I do not have a spec or any other illustration to post to you for these type of windows.

Originally they were sturdy wood construction, single glazed and (possibly) with two small opening lights above, with coloured glass.
Most of these suburbian 1930,s type windows were built in, as brickwork progressed in the construction of the building. These bay windows, when new , could have been totally self supporting, and attached (usually) with hidden metal brackets on both sides in the brickwork, and because of the long term stability solid bay brickwork to ground level was constructed.
Also " quality softwood" heavy duty angle brackets could have been used to aid stability on different application. ( Picture no clear, hedge in the way)

If all this support is in good order, the bay should not "sag".
The "flat" roof above the bay is non load bearing and usually simply constructed in softwood.
Depending on design, the first floor joist was used as a trimmer to attach the roof to, or separate trimmer used.

Technically, with little or no support you should be able to remove the top or bottom of the bay and simply repair what needs to be done.

This is only applicable to good and sound windows.
Otherwise make sure supports are used.

Normally this easy repair to undertake, provided the windows themselves are not distorted.

As I said Joe, without actually see the construction of this particular application, is like ringing the doctor, telling him(her)you are not well and ask to prescribe a cure.

I hope this helps you a bit more.