Ballymoney · County Antrim
Lintel replacement in Ballymoney
If a window at your Ballymoney property has started to stick and the brickwork above has dipped, the lintel is a likely suspect. Send pictures of both sides of the opening, and we will tell you what we think is happening.
Guide price from£660per opening inc VAT
- Postcodes
- BT53
- Population
- about 10,000
- Area
- County Antrim
- Pricing region
- Northern Ireland
Is County Antrim prone to ground movement?
We cover Ballymoney and its postcode districts BT53, part of County Antrim, with a population of roughly 10,000. If you are just outside Ballymoney, we also cover Coleraine (7 miles), Ballymena (17 miles) and Limavady (17 miles).
Clay shrinkage is less of a concern in County Antrim, so other causes such as drains, poor footings or older walls are checked first. Historic brine and salt working has caused ground movement in parts of County Antrim in the past. Housing stock in County Antrim: Red-brick terraces in Belfast, Victorian villas, and post-war and newer estates.
Is it time for lintel replacement? Common signs
- A diagonal crack climbing away from a window head
- Brickwork above an opening visibly dipping in the middle
- Window or door frames that have started to bind or distort
What should you budget for lintel replacement in Ballymoney?
The ranges below reflect typical Northern Ireland 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 | £660 – £2,200 | per opening |
| Wide or bay openingest. | £1,750 – £3,950 | per opening |
| Making good inside and outest. | £130 – £530 | per opening |
Repair options we may recommend
Propping and needling
Adjustable props carry the wall above while the old lintel comes out. For heavier walls, short steel needles are passed through holes cut above the opening and propped on both sides, taking the load off the lintel completely. The supports stay until the new work has set.
Best for: Openings with heavy walls, upper floors or bay windows above
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
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 Northern Ireland
In Northern Ireland, the Building Regulations (Northern Ireland) 2012 apply and the council’s building control service approves structural work such as underpinning; minor like-for-like repairs usually need no approval. The Party Wall Act does not apply in Northern Ireland, so work to shared walls depends on deeds and agreement with neighbours.
Your lintel replacement questions
How much should I budget for lintel replacement in Ballymoney?
Guide prices for lintel replacement in Ballymoney start from about £660 per opening, including VAT, on Northern Ireland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Can you survey a property in Ballymoney?
Yes, Ballymoney is covered, along with postcode districts BT53. We also cover nearby Coleraine and Ballymena.
Why do houses in County Antrim crack?
County Antrim is largely basalt over chalk, with soft estuarine 'sleech' along Belfast Lough that is notorious for settlement. Historic salt mining is recorded near Carrickfergus. Only an investigation can say why a particular building has moved.
Is it safe to live in the house during lintel replacement?
Yes, in almost all cases. The wall is fully supported before anything is removed, and the work is confined to one opening at a time. The affected room is sheeted against dust and kept clear while props are in place.
Can a lintel be replaced without removing the window?
Often yes. With the wall propped or needled, the old lintel can usually be cut out above the frame. If the frame has been carrying load or the lintel sits tight on it, the window may need removing and refitting, which we include in the quote.
Related work in Ballymoney
- Boundary and garden wall repairs
- Bowing wall repairs
- Subsidence repairs
- Brick arch repairs
- Wall tie replacement
Lintel replacement near Ballymoney
Have several failed lintels on one Ballymoney property? We will price each opening individually so you can plan the work in stages.