Edinburgh and the Lothians · Scotland
Lintel replacement in Edinburgh and the Lothians
Across Edinburgh and the Lothians, requests for lintel replacement usually begin with a crack someone has noticed getting wider. Most of Edinburgh and the Lothians is on firmer ground than the clay belts of the south-east. A repair only lasts if the reason for the movement has stopped.
Guide price from£710per opening inc VAT
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
- Ground
- Mostly firmer ground
- Towns listed
- 12
Why does the ground in Edinburgh and the Lothians matter for lintel replacement?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings.
Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Edinburgh and the Lothians: sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.
What should you budget for lintel replacement in Edinburgh and the Lothians?
These are guide prices for Edinburgh and the Lothians, using Scotland rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| 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
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
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
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 to expect when we carry out lintel replacement
Support the wall
Props or needles are set so the brickwork above carries no load on the old lintel. Windows are protected or temporarily removed where the work demands it, and the room inside is sheeted against dust.
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.
Is it time for lintel replacement? Common signs
- Damp patches on the inside wall just above a window
- Brickwork above an opening visibly dipping in the middle
- Window or door frames that have started to bind or distort
- Soft, crumbly timber visible behind the brick face over a bay
Do you need approval 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.
Towns in Edinburgh and the Lothians we cover for lintel replacement
- Edinburgh
- Livingston
- Musselburgh
- Bathgate
- Bonnyrigg
- Penicuik
- Broxburn
- Mayfield
- Linlithgow
- Armadale
- Tranent
- Dunbar
Your lintel replacement questions
Is the ground in Edinburgh and the Lothians prone to subsidence?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Only an investigation on site can say why a particular building has moved.
How much will lintel replacement cost in Edinburgh and the Lothians?
On Scotland rates, lintel replacement starts from about £710 per opening, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
How long does it take to replace a lintel?
Most single lintels are replaced in one to two days. The props stay in until the mortar has gained enough strength, and wide bays or openings with both inner and outer lintels can take longer. The window can usually be used again once the supports come out.
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.
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.