Irlam · Greater Manchester
Lintel replacement in Irlam
If a window at your Irlam property has started to stick and the brickwork above has dipped, the lintel is a likely suspect. Send pictures of both sides of the opening, and we will tell you what we think is happening.
Guide price from£720per opening inc VAT
- Postcodes
- M31, M41, M44
- Population
- about 19,000
- Area
- Greater Manchester
- Pricing region
- North West
What is the ground like in Greater Manchester?
Irlam, Greater Manchester: about 19,000 residents across postcode districts M31, M41, M44. Neighbouring towns we cover: Sale (4 miles), Altrincham (5 miles) and Tyldesley (5 miles).
Clay soils are found in parts of Greater Manchester. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Greater Manchester, most homes are red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
How much will lintel replacement cost in Irlam?
These are guide prices for Irlam, using North West 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 | £720 – £2,400 | per opening |
| Wide or bay openingest. | £1,900 – £4,300 | per opening |
| Making good inside and outest. | £145 – £575 | per opening |
Which repair method suits a home in Irlam?
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
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 when we carry out lintel replacement in Irlam?
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.
Signs you may need lintel replacement
- Damp patches on the inside wall just above a window
- A diagonal crack climbing away from a window head
- Soft, crumbly timber visible behind the brick face over a bay
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.
Lintel replacement in Irlam: questions and answers
How much should I budget for lintel replacement in Irlam?
Guide prices for lintel replacement in Irlam start from about £720 per opening, including VAT, on North West 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 Irlam?
Yes, Irlam is covered, along with postcode districts M31, M41, M44. We also cover nearby Sale and Altrincham.
Why do houses in Greater Manchester crack?
Greater Manchester is mostly glacial till over sandstone and mudstone, with the Lancashire coalfield beneath much of Wigan, Bolton, Salford and parts of the east. Historic mine workings, made ground and old mill sites are common. Only an investigation can say why a particular building has moved.
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.
Can a lintel be replaced without removing the window?
Often yes. With the wall propped or needled, the old lintel can usually be cut out above the frame. If the frame has been carrying load or the lintel sits tight on it, the window may need removing and refitting, which we include in the quote.
Related work in Irlam
- Structural crack repairs
- Roof structure repairs
- Mining subsidence repairs
- Chimney stack repairs
- Subsidence insurance claim repairs
Lintel replacement near Irlam
Have several failed lintels on one Irlam property? We will price each opening individually so you can plan the work in stages.