Bexley · Greater London
Lintel replacement in Bexley
For a failed lintel in Bexley, 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£940per opening inc VAT
- Postcodes
- DA5, DA6, DA7, DA8, DA14
- Population
- about 250,000
- Area
- Greater London
- Pricing region
- London
What is the ground like in Greater London?
Bexley is one of the 32 London boroughs, with around 250,000 residents in districts such as DA5, DA6, DA7, DA8, DA14. If you are just outside Bexley, we also cover Dartford (3 miles), Swanley (4 miles) and Greenwich (4 miles).
Greater London is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
Symptoms that point to lintel replacement
- Brickwork above an opening visibly dipping in the middle
- Window or door frames that have started to bind or distort
- A diagonal crack climbing away from a window head
Guide prices for lintel replacement in Bexley
Guide prices below are for homes in Bexley, on London rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Standard window or door opening | £940 – £3,100 | per opening |
| Wide or bay openingest. | £2,500 – £5,600 | per opening |
| Making good inside and outest. | £190 – £750 | per opening |
Methods for 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
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
From first photo to finished repair
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 England
In England, underpinning and other work that alters or strengthens a wall or foundation is building work under the Building Regulations (Part A, structure), so building control approves and inspects it. Like-for-like repairs often are not, and we tell you which applies before a price is agreed. Work to a party wall, or excavation close to a neighbour’s foundations, can also need a notice under the Party Wall etc. Act 1996.
Frequently asked questions
How much will lintel replacement cost in Bexley?
Guide prices for lintel replacement in Bexley start from about £940 per opening, including VAT, on London rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Bexley?
We do. Bexley and the surrounding area are covered, including nearby Dartford and Swanley. A free initial assessment from your photos is the first step.
Is the ground in Greater London prone to subsidence?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. Only an investigation can say why a particular building has moved.
How do I know if a lintel has failed?
The most common sign is a diagonal or stepped crack running up from the top corner of a window or door. Others include a dip in the brickwork above, rust or rot visible at the lintel edge, and windows that start to stick. A crack alone can have other causes, so it is worth checking.
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 Bexley
- Crack stitching
- Roof structure repairs
- Extension pulling away repairs
- Gable end wall repairs
- Underpinning
Lintel replacement near Bexley
If rust is showing above the windows of your Bexley home, photograph it close up and we will tell you whether replacement is due.