Brent · Greater London
Lintel replacement in Brent
Bay windows on older houses around Brent often hide a timber lintel behind the face brickwork. When that timber rots, the bay brickwork drops and cracks, and replacing it properly means supporting the wall above throughout the job.
Guide price from£940per opening inc VAT
- Postcodes
- HA0, HA9, NW9, NW10
- Population
- about 340,000
- Area
- Greater London
- Pricing region
- London
Why does the ground in Greater London matter for lintel replacement?
We cover the whole of Brent, including postcode districts HA0, HA9, NW9, NW10; about 340,000 people live in the borough. If you are just outside Brent, we also cover Harrow (3 miles), Ealing (3 miles) and Hammersmith and Fulham (5 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. Typical buildings in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
What to look for before calling about lintel replacement
- Damp patches on the inside wall just above a window
- Soft, crumbly timber visible behind the brick face over a bay
- Brickwork above an opening visibly dipping in the middle
Lintel replacement prices in Brent
Guide prices below are for homes in Brent, 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 |
How we usually approach lintel replacement
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
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
What happens during lintel replacement, step by step?
Inspect the opening
We look at the crack pattern, the type of lintel and what sits above it. Pictures of both faces of the window, plus any visible lintel edge, help us judge it before visiting.
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.
Questions about lintel replacement in Brent
What is the price of lintel replacement in Brent?
Guide prices for lintel replacement in Brent 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 carry out lintel replacement in Brent?
Yes. We take enquiries from across Brent, including HA0, HA9, NW9, NW10, and from nearby places such as Harrow and Ealing. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Brent cause cracking?
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.
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.
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.
More repairs we carry out in Brent
Lintel replacement near Brent
Have several failed lintels on one Brent property? We will price each opening individually so you can plan the work in stages.