Replace bressaumer beam

[00rebsta]

Hi there,

I bought a 1930s semi detached 2 years ago. The structural survey we had done pre purchase said the beam spanning the bay window will need to be replaced and the brickwork above restitching. However, I keep trying to get hold of builders for quotes and noone is getting back to me. Any advice? Do I need to find someone who specialises in this? I had a builder in recently to do some other work and again didn't seem interested in taking it on or quoting me for it. Finding it all a bit strange and concerning. It's getting depressing as I just want to get it fixed. Ive only had that one builder actually look at it because they were here. Can't seem to get anyone to actually come out and quote at the moment. Makes me wonder if they all just think once they start there will be more issues that need sorting? Could the brickwork under the render be so bad that the whole wall would need rebuilding? Im failing to understand. I just feel like even if money was no object and i was stupid rich, I would still struggle to get this looked at, let alone fixed. Any advice/ideas much appreciated

 

[Cubist]

Do you still have the surveyors report? This should articulate why he/she felt that this work was needed and what rectification is required.

 

[00rebsta]

Do you still have the surveyors report? This should articulate why he/she felt that this work was needed and what rectification is required.

Hey thanks for the reply. Yes I have the original report. It says the cracking pattern of the render suggests it’s the beam failing. I’m just struggling to get any builders out to even quote for it. I guess my question is is do I need to look for someone who specialises in older properties? All the current general builders aren’t getting back to me. Which is stressful and I don’t know what more I’m supposed to do.

 

[Cubist]

Have you any photos you can share with us?

Most general builders will have some experience with older properties and the kind of work your place may need. Sorry, but those guys typically are less than assiduous regarding their business administration and it can take some pestering before you get a response - just be careful to check them out before committing to anything - there are lots of bodgers and grifters about.

 

[stuart45]

There are specialist firms that can repair bressumer beams instu in some cases, as often it's only the bearing ends that have rotted. This is however, probably more cost effective in the larger ones over shop fronts.

 

[Feltwell]

Where are you? You may just find someone on here knows someone.

Dealing with a bressumer is an awkward job that a lot of builders would shy away from if there was easier work available elsewhere. There's also the fact that just because render has failed, doesn't mean that it definitely is the bressumer - until it's opened up no one will know, which means they are going to struggle to give you a price.

 

[Cubist]

How wide is the bay window?

Given that the house is a semi then unless its very large I suspect the bam is just a lintel and therefore much easier to deal with than a bressummer.

 

[00rebsta]

Where are you? You may just find someone on here knows someone.

Dealing with a bressumer is an awkward job that a lot of builders would shy away from if there was easier work available elsewhere. There's also the fact that just because render has failed, doesn't mean that it definitely is the bressumer - until it's opened up no one will know, which means they are going to struggle to give you a price.

Hi there, we are in Nottinghamshire. Yeah this is what I keep thinking too. That it's just too awkward and theyd rather take easier work. Plus like you say until the render is taken off we won't know the situation. It's a bit tricky to say the least.

 

[00rebsta]

How wide is the bay window?

Given that the house is a semi then unless its very large I suspect the bam is just a lintel and therefore much easier to deal with than a bressummer.

The inside of the bay itself is just over 2 metres wide

 

[00rebsta]

There are specialist firms that can repair bressumer beams instu in some cases, as often it's only the bearing ends that have rotted. This is however, probably more cost effective in the larger ones over shop fronts.

Yeh Id prefer that if that's the case. I guess my next best course of action is to have it exposed and looked at properly. The bay window has other issues which weren't mentioned so it all needs looking at again properly really anyway. Urgh. I just want to get it all back looking it's best

 

[Feltwell]

You *may* be able to see the back edge of the bressumer if you take floorboards up in the first floor room behind - it depends on the house. If so that could give a clue as to any problems.

The survey here talked about possible problems with a timber bressumer, but once we had the bay window roof off - needed for other work - we could see that the wall above was actually supported by a whacking great cast iron I beam, that was as good as the day it was put in. You really can't tell much until you start exposing some areas.

 

[00rebsta]

You *may* be able to see the back edge of the bressumer if you take floorboards up in the first floor room behind - it depends on the house. If so that could give a clue as to any problems.

The survey here talked about possible problems with a timber bressumer, but once we had the bay window roof off - needed for other work - we could see that the wall above was actually supported by a whacking great cast iron I beam, that was as good as the day it was put in. You really can't tell much until you start exposing some areas.

Woah really. Yeah this is why I don't want to get another report done. I've kind of learnt it's a waste of cash and doesn't meet reality.
Basically I just need everything actually inspecting properly rather than just guesswork. Will just have to take floorboards up and have a look.

 

[Feltwell]

Pictures tell a 1000 words!

The bressumer might be lower than the first floor so you won't see anything by taking floorboards up - but........

The tiled bay roof is a major plus. It would be an easy job to take a few central tiles out, if there's no felt or boarding behind them - which if it's not been touched there may well not be - you can then get a look. The tiles can go back on again, no problem.

Big thing is, don't panic. If there was major failure in support I'd expect to see a lot more cracking than that, and the cracks running further. I suspect you've got a surveyor doing what a surveyor does, and covering their @rse! I bet the survey says *may* need replacing, not *will*?

 

[Cubist]

Seems I've tripped over my own pedantry. My usage of the term 'bressummer ' is associated with the more massive beams used in timber frame houses rather than those beams used as lintels. Seems they are synonymous terms - my bad.

That said though it could just be that your use of the 'bressummer' term is deterring some potential providers as they may feel that the job is too significant or unacceptably costly.

I am puzzled why you seem focused on the cracks above the bay window. Those above the front door seem much more severe and clearly associated with a failure of the lintel immediately above the door header. I'm fairly confident that the lintel/bressummer above the bay window is likely carrying the joists of the bedroom floor above and may be accessible for inspection if the floorboards can be lifted, as suggested earlier.

The alternative would be to remove some of the render outside the house, or plaster from the interior, to reveal the ends of the timber where it sits on the brickwork for inspection. Frankly, I'm seeing nothing that should be beyond the abilities of any competent builder.

 

[00rebsta]

Pictures tell a 1000 words!

The bressumer might be lower than the first floor so you won't see anything by taking floorboards up - but........

The tiled bay roof is a major plus. It would be an easy job to take a few central tiles out, if there's no felt or boarding behind them - which if it's not been touched there may well not be - you can then get a look. The tiles can go back on again, no problem.

Big thing is, don't panic. If there was major failure in support I'd expect to see a lot more cracking than that, and the cracks running further. I suspect you've got a surveyor doing what a surveyor does, and covering their @rse! I bet the survey says *may* need replacing, not *will*?

Thanks, yeh that's what ive found tricky too - how much of it is arse covering and how much of it really needs doing soon. The crux is how it says the beam needs replacing but then it classed as non urgent. But then surely if it was bad it would be urgent.

 

[00rebsta]

Seems I've tripped over my own pedantry. My usage of the term 'bressummer ' is associated with the more massive beams used in timber frame houses rather than those beams used as lintels. Seems they are synonymous terms - my bad.

That said though it could just be that your use of the 'bressummer' term is deterring some potential providers as they may feel that the job is too significant or unacceptably costly.

I am puzzled why you seem focused on the cracks above the bay window. Those above the front door seem much more severe and clearly associated with a failure of the lintel immediately above the door header. I'm fairly confident that the lintel/bressummer above the bay window is likely carrying the joists of the bedroom floor above and may be accessible for inspection if the floorboards can be lifted, as suggested earlier.

The alternative would be to remove some of the render outside the house, or plaster from the interior, to reveal the ends of the timber where it sits on the brickwork for inspection. Frankly, I'm seeing nothing that should be beyond the abilities of any competent builder.

Thanks for the reply! Yes I see what you mean, I agree it probably is the use of the term then. I only say that because thats what it said in the report. I don't know anything much about it all really I think i was only more concerned about the bay because the bay appears to have moved/sunk at one side and there was no mention of it

I see what you mean! I have asked about the lintel over the front door aswell before because I've had a new front door - also removed the inner door from the porch area and had it all made good into one big hallway and the builder didn't seem too concerned about doing much with it. Asked a neighbour and they said the whole street is the same and not to worry. But I've found someone else to come and quote though so Ill mention that. If that needs doing first Ill get that done. Hopefully things will get sorted soonish urgh.

 

[00rebsta]

Should that lintel have fallen through when they changed the front door hopefully now it’ll get sorted anyway

 

[Cubist]

Should that lintel have fallen through when they changed the front door hopefully now it’ll get sorted anyway

I would assume that the door frame was not removed when the door itself was replaced. The header of the frame would have leant some support to the lintel. It would be a good idea to get it looked at though.