Dungannon · County Tyrone
Lintel replacement in Dungannon
For a failed lintel in Dungannon, the new one needs the right length, the right bearing and, in cavity walls, a tray to carry water out. Those details are what make the repair last, and they are set out in our quote.
Guide price from£660per opening inc VAT
- Postcodes
- BT71
- Population
- about 12,000
- Area
- County Tyrone
- Pricing region
- Northern Ireland
How do local ground conditions affect lintel replacement in Dungannon?
Dungannon (BT71) has around 12,000 residents and sits in County Tyrone. Neighbouring towns we cover: Cookstown (10 miles), Armagh (11 miles) and Portadown (14 miles).
Most of County Tyrone is on firmer ground than the clay belts of the south-east. Parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across County Tyrone: market-town terraces, rural houses and post-war estates.
What to look for before calling about lintel replacement
- Soft, crumbly timber visible behind the brick face over a bay
- Damp patches on the inside wall just above a window
- Brickwork above an opening visibly dipping in the middle
Lintel replacement prices in Dungannon
For Dungannon we use Northern Ireland rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| 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 |
How we usually approach lintel replacement
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
Replacement with a cavity tray
A damp-proof membrane is laid over the new lintel with stop ends and weep holes, so water running down the cavity is directed out rather than into the house. Many older lintels were installed without one, which is often why they failed.
Best for: Cavity walls with damp above windows
What happens during lintel replacement, step by step?
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.
Questions about lintel replacement in Dungannon
How much will lintel replacement cost in Dungannon?
Guide prices for lintel replacement in Dungannon 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.
Do you cover Dungannon?
Yes, Dungannon is covered, along with postcode districts BT71. We also cover nearby Cookstown and Armagh.
Is the ground in County Tyrone prone to subsidence?
Tyrone has glacial till over varied rock, with a small historic coalfield around Coalisland near Dungannon. Only an investigation can say why a particular building has moved.
What does needling a wall mean?
Needling means passing short steel members through holes cut in the wall just above the opening and supporting them on props on both sides. The needles take the weight of the wall above, so the old lintel can be removed safely without any brickwork dropping.
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.
Other structural repairs in Dungannon
- Structural surveys and crack monitoring
- Mining subsidence repairs
- Gable end wall repairs
- Underpinning
- Roof structure repairs
Lintel replacement near Dungannon
If rust is showing above the windows of your Dungannon home, photograph it close up and we will tell you whether replacement is due.