Bromley · Greater London
Lintel replacement in Bromley
A lintel problem in Bromley, as anywhere, usually shows first as a crack climbing from the corner of a window. We look at what is actually spanning the opening, whether timber, steel, concrete or brick, and what has made it fail.
Guide price from£940per opening inc VAT
- Postcodes
- BR1, BR2, BR4, BR5, BR6
- Population
- about 330,000
- Area
- Greater London
- Pricing region
- London
How do local ground conditions affect lintel replacement in Bromley?
We cover the whole of Bromley, including postcode districts BR1, BR2, BR4, BR5, BR6; about 330,000 people live in the borough. If you are just outside Bromley, we also cover Swanley (5 miles), Lewisham (5 miles) and Croydon (6 miles).
Shrinkable clay is widespread in Greater London. Ground movement here is more often linked to soils, drains and trees than to mining. Across Greater London, most homes are Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
What should you budget for lintel replacement in Bromley?
These are guide prices for Bromley, using London 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 | £940 – £3,100 | per opening |
| Wide or bay openingest. | £2,500 – £5,600 | per opening |
| Making good inside and outest. | £190 – £750 | per opening |
Repair options we may recommend
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
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.
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 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
- Soft, crumbly timber visible behind the brick face over a bay
- A diagonal crack climbing away from a window head
- Window or door frames that have started to bind or distort
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.
Your lintel replacement questions
How much will lintel replacement cost in Bromley?
Guide prices for lintel replacement in Bromley 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 Bromley?
Yes. We take enquiries from across Bromley, including BR1, BR2, BR4, BR5, and from nearby places such as Swanley and Lewisham. Send photos for a free initial view and we will tell you what happens next.
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 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.
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.
Other structural repairs in Bromley
- Bowing wall repairs
- Roof structure repairs
- Structural crack repairs
- Structural surveys and crack monitoring
- Boundary and garden wall repairs
Lintel replacement near Bromley
For a Bromley lintel, the price is fixed in writing once the repair is specified, with building control included where the work needs it.