Dunoon · Argyll and Bute
Lintel replacement in Dunoon
A lintel problem in Dunoon, as anywhere, usually shows first as a crack climbing from the corner of a window. We look at what is actually spanning the opening, whether timber, steel, concrete or brick, and what has made it fail.
Guide price from£710per opening inc VAT
- Postcodes
- PA23
- Population
- about 8,000
- Area
- Argyll and Bute
- Pricing region
- Scotland
How do local ground conditions affect lintel replacement in Dunoon?
Dunoon is in Argyll and Bute and takes in postcode districts PA23. About 8,000 people live there. If you are just outside Dunoon, we also cover Helensburgh (9 miles), Largs (11 miles) and Alexandria (13 miles).
Clay shrinkage is less of a concern in Argyll and Bute, so other causes such as drains, poor footings or older walls are checked first. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Argyll and Bute: Victorian villas, stone terraces and cottages, and post-war estates.
Is it time for lintel replacement? Common signs
- Rust stains or flaking steel showing above the frame
- Window or door frames that have started to bind or distort
- A diagonal crack climbing away from a window head
What should you budget for lintel replacement in Dunoon?
The ranges below reflect typical Scotland costs for lintel replacement, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Standard window or door opening | £710 – £2,400 | per opening |
| Wide or bay openingest. | £1,900 – £4,300 | per opening |
| Making good inside and outest. | £140 – £570 | per opening |
Repair options we may recommend
Inner and outer lintel replacement
Solid walls and some cavity walls carry separate lintels on the inside and outside faces. Where both have failed, each is replaced in turn, keeping the wall supported throughout. Internal plaster and reveals are then made good and redecorated where included.
Best for: Older solid walls with rotten timber across the inner face
Like-for-like replacement
The failed lintel comes out and one of suitable type and size is bedded on mortar with adequate bearing at each end. Bricks above are relaid to match the original bond and the joints are pointed to blend with the surrounding wall.
Best for: Standard windows and doors with a single failed lintel
What to expect when we carry out lintel replacement
Specify the replacement
We confirm the lintel type, length and bearing needed. For wide openings, bays or walls with unusual loads, an engineer may specify it, and where the repair needs an engineer’s design or sign-off we can arrange one.
Remove and replace
Brickwork is carefully taken out above the lintel, the old lintel removed and the new one bedded level on full bearings. A cavity tray goes in where relevant, then the brickwork above is relaid.
Remove supports and make good
Once the mortar has gained strength, props and needles come out and their holes are made good. Pointing, reveals and plaster are finished, and the window is refitted or checked for smooth operation.
Rules for lintel replacement in Scotland
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Your lintel replacement questions
How much will lintel replacement cost in Dunoon?
Guide prices for lintel replacement in Dunoon start from about £710 per opening, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Dunoon?
Survey visits to Dunoon are by arrangement because of travel and access. We can still give a free initial view from photos, and we tell you any travel cost before a visit is booked.
Is the ground in Argyll and Bute prone to subsidence?
Argyll is hard rock with thin glacial soils and raised beaches along the coast; mainland towns such as Helensburgh and Oban sit on steep coastal slopes. Only an investigation can say why a particular building has moved.
Do I need building regulations approval to replace a lintel?
In England and Wales, replacing a lintel is structural work and building control will usually need to approve it. Rules differ in Scotland and Northern Ireland. We deal with building control where the work needs it, and include the cost in the quote.
What is a cavity tray and do I need one?
A cavity tray is a damp-proof membrane above a lintel that catches water running down inside a cavity wall and sends it out through weep holes. If your wall is cavity construction and the original lintel had no tray, fitting one with the new lintel is usually sensible.
Other structural repairs in Dunoon
- Gable end wall repairs
- Bay window subsidence repairs
- Crack stitching
- Structural surveys and crack monitoring
- Extension pulling away repairs
Lintel replacement near Dunoon
Have several failed lintels on one Dunoon property? We will price each opening individually so you can plan the work in stages.