Tadley · Hampshire
Lintel replacement in Tadley
If a window at your Tadley 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£840per opening inc VAT
- Postcodes
- RG26
- Population
- about 16,000
- Area
- Hampshire
- Pricing region
- South East
How do local ground conditions affect lintel replacement in Tadley?
Tadley, Hampshire: about 16,000 residents across postcode districts RG26. Nearby places we cover include Basingstoke (6 miles), Thatcham (7 miles) and Newbury (9 miles).
Shrinkable clay is widespread in Hampshire. Ground movement here is more often linked to soils, drains and trees than to mining. Across Hampshire, most homes are Victorian terraces in Portsmouth and Southampton, 1930s semis, and large post-war and new-build estates.
Is it time for lintel replacement? Common signs
- Brickwork above an opening visibly dipping in the middle
- Soft, crumbly timber visible behind the brick face over a bay
- Damp patches on the inside wall just above a window
What should you budget for lintel replacement in Tadley?
Guide prices below are for homes in Tadley, on South East rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Standard window or door opening | £840 – £2,800 | per opening |
| Wide or bay openingest. | £2,250 – £5,050 | per opening |
| Making good inside and outest. | £170 – £670 | per opening |
Repair options we may recommend
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
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 to expect when we carry out lintel replacement
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.
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.
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.
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.
Your lintel replacement questions
How much should I budget for lintel replacement in Tadley?
Guide prices for lintel replacement in Tadley start from about £840 per opening, including VAT, on South East 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 Tadley?
Yes, Tadley is covered, along with postcode districts RG26. We also cover nearby Basingstoke and Thatcham.
Why do houses in Hampshire crack?
Central Hampshire is chalk, while the south around Portsmouth, Southampton and the New Forest fringe and the north-east around Farnborough sit on London Clay, Reading Beds and other clays and sands. The clay areas see seasonal movement near trees. Only an investigation can say why a particular building has moved.
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.
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 Tadley
- Underpinning
- Crack stitching
- Retaining wall repairs
- Boundary and garden wall repairs
- Gable end wall repairs
Lintel replacement near Tadley
Have several failed lintels on one Tadley property? We will price each opening individually so you can plan the work in stages.