Tower Hamlets · Greater London
Lintel replacement in Tower Hamlets
Bay windows on older houses around Tower Hamlets 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
- E1, E1W, E3, E14, EC3
- Population
- about 310,000
- Area
- Greater London
- Pricing region
- London
Why does the ground in Greater London matter for lintel replacement?
Tower Hamlets takes in postcode districts including E1, E1W, E3, E14, EC3, with about 310,000 residents. We also take enquiries from nearby Hackney (2 miles), Newham (3 miles) and Islington (4 miles).
Shrinkable clay is widespread in Greater London. 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.
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
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
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.
What to look for before calling about lintel replacement
- Soft, crumbly timber visible behind the brick face over a bay
- Rust stains or flaking steel showing above the frame
- A diagonal crack climbing away from a window head
Lintel replacement prices in Tower Hamlets
These are guide prices for Tower Hamlets, 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 |
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 Tower Hamlets
What is the price of lintel replacement in Tower Hamlets?
Guide prices for lintel replacement in Tower Hamlets 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 Tower Hamlets?
We do. Tower Hamlets and the surrounding area are covered, including nearby Hackney and Newham. A free initial assessment from your photos is the first step.
Does the ground around Tower Hamlets 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.
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.
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.
More repairs we carry out in Tower Hamlets
- Crack stitching
- Subsidence insurance claim repairs
- Resin injection ground stabilisation
- Structural crack repairs
- Concrete repairs
Lintel replacement near Tower Hamlets
If rust is showing above the windows of your Tower Hamlets home, photograph it close up and we will tell you whether replacement is due.