Lewisham · Greater London
Lintel replacement in Lewisham
Lintels over existing windows and doors in Lewisham 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
- BR3, SE4, SE6, SE12, SE13
- Population
- about 300,000
- Area
- Greater London
- Pricing region
- London
How do local ground conditions affect lintel replacement in Lewisham?
We cover the whole of Lewisham, including postcode districts BR3, SE4, SE6, SE12, SE13; about 300,000 people live in the borough. Nearby, we also cover Southwark (3 miles), Greenwich (4 miles) and Lambeth (4 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. 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
- 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
Lintel replacement prices in Lewisham
For Lewisham 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
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
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
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.
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.
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 Lewisham
How much should I budget for lintel replacement in Lewisham?
Guide prices for lintel replacement in Lewisham 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 Lewisham?
Yes, Lewisham is covered, along with postcode districts BR3, SE4, SE6, SE12. We also cover nearby Southwark and Greenwich.
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.
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.
Related work in Lewisham
- Extension pulling away repairs
- Subsidence insurance claim repairs
- Wall tie replacement
- Resin injection ground stabilisation
- Floor joist repairs
Lintel replacement near Lewisham
Our quote tool shows guide prices for a Lewisham lintel replacement; add photos and we can confirm the likely opening size and type.