Havering · Greater London
Lintel replacement in Havering
Lintels over existing windows and doors in Havering homes are replaced one opening at a time, with the wall fully supported. Inside, rooms stay usable, with dust sheeting and making good included where you need it.
Guide price from£940per opening inc VAT
- Postcodes
- RM1, RM2, RM3, RM11, RM12
- Population
- about 260,000
- Area
- Greater London
- Pricing region
- London
Why does the ground in Greater London matter for lintel replacement?
Havering takes in postcode districts including RM1, RM2, RM3, RM11, RM12, with about 260,000 residents. If you are just outside Havering, we also cover South Ockendon (4 miles), Barking and Dagenham (4 miles) and Brentwood (5 miles).
Much of Greater London sits on clay that shrinks in dry summers and swells in wet winters. 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 to look for before calling about lintel replacement
- Damp patches on the inside wall just above a window
- Brickwork above an opening visibly dipping in the middle
- A diagonal crack climbing away from a window head
Lintel replacement prices in Havering
For Havering we use London 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 | £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
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
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 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 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 Havering
How much should I budget for lintel replacement in Havering?
Guide prices for lintel replacement in Havering 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.
Can you survey a property in Havering?
We do. Havering and the surrounding area are covered, including nearby South Ockendon and Barking and Dagenham. A free initial assessment from your photos is the first step.
Why do houses in Greater London crack?
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.
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.
Related work in Havering
- Brick arch repairs
- Bay window subsidence repairs
- Crack stitching
- Roof structure repairs
- Structural surveys and crack monitoring
Lintel replacement near Havering
If rust is showing above the windows of your Havering home, photograph it close up and we will tell you whether replacement is due.