Leigh · Greater Manchester
Lintel replacement in Leigh
Bay windows on older houses around Leigh 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£720per opening inc VAT
- Postcodes
- WN7
- Population
- about 44,000
- Area
- Greater Manchester
- Pricing region
- North West
What should you know about the ground under Leigh?
We cover Leigh and its postcode districts WN7, part of Greater Manchester, with a population of roughly 44,000. Neighbouring towns we cover: Tyldesley (2 miles), Westhoughton (4 miles) and Hindley (4 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. Housing stock in Greater Manchester: Red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
Guide prices for lintel replacement in Leigh
These are guide prices for Leigh, 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 |
Methods for lintel replacement
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
From first photo to finished repair
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.
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.
Symptoms that point to lintel replacement
- Soft, crumbly timber visible behind the brick face over a bay
- Brickwork above an opening visibly dipping in the middle
- Rust stains or flaking steel showing above the frame
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.
Frequently asked questions
What is the price of lintel replacement in Leigh?
Guide prices for lintel replacement in Leigh 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.
Do you carry out lintel replacement in Leigh?
Yes. We take enquiries from across Leigh, including WN7, and from nearby places such as Tyldesley and Westhoughton. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Leigh cause cracking?
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.
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.
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 Leigh
- Wall tie replacement
- Structural surveys and crack monitoring
- Floor joist repairs
- Gable end wall repairs
- Mining subsidence repairs
Lintel replacement near Leigh
Our quote tool shows guide prices for a Leigh lintel replacement; add photos and we can confirm the likely opening size and type.