Faversham · Kent
Lintel replacement in Faversham
If a window at your Faversham 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
- ME13
- Population
- about 23,000
- Area
- Kent
- Pricing region
- South East
What is the ground like in Kent?
Faversham is in Kent and takes in postcode districts ME13. About 23,000 people live there. Neighbouring towns we cover: Whitstable (7 miles), Sittingbourne (7 miles) and Canterbury (9 miles).
Shrinkable clay is widespread in Kent. Parts of Kent lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in Kent: Victorian terraces in the Medway towns, weatherboarded and Wealden houses, 1930s semis and seaside bungalows.
Repair options we may recommend
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
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.
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 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.
Is it time for lintel replacement? Common signs
- Damp patches on the inside wall just above a window
- Window or door frames that have started to bind or distort
- Brickwork above an opening visibly dipping in the middle
What should you budget for lintel replacement in Faversham?
Guide prices below are for homes in Faversham, 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 |
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 Faversham?
Guide prices for lintel replacement in Faversham 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 Faversham?
We do. Faversham and the surrounding area are covered, including nearby Whitstable and Sittingbourne. A free initial assessment from your photos is the first step.
Why do houses in Kent crack?
North Kent sits on London Clay, central Kent on Gault and Weald Clays and the Downs on chalk, so shrinkable clay is widespread. East Kent around Deal and Dover had a small deep coalfield, worked until the late 1980s. 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.
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.
Related work in Faversham
Lintel replacement near Faversham
Send photos of the cracked or sagging opening at your Faversham home for a free initial assessment and an honest view on the lintel.