Swanscombe · Kent
Lintel replacement in Swanscombe
If a window at your Swanscombe 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
- DA10
- Population
- about 16,000
- Area
- Kent
- Pricing region
- South East
How do local ground conditions affect lintel replacement in Swanscombe?
Swanscombe, Kent: about 16,000 residents across postcode districts DA10. Nearby, we also cover Gravesend (3 miles), Longfield (3 miles) and Dartford (4 miles).
Much of Kent sits on clay that shrinks in dry summers and swells in wet winters. 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.
Which repair method suits a home in Swanscombe?
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
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 Swanscombe?
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.
Signs you may need lintel replacement
- Soft, crumbly timber visible behind the brick face over a bay
- A diagonal crack climbing away from a window head
- Brickwork above an opening visibly dipping in the middle
How much will lintel replacement cost in Swanscombe?
Prices in Swanscombe are worked out on South East rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| 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.
Lintel replacement in Swanscombe: questions and answers
How much should I budget for lintel replacement in Swanscombe?
Guide prices for lintel replacement in Swanscombe 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 Swanscombe?
Yes. We take enquiries from across Swanscombe, including DA10, and from nearby places such as Gravesend and Longfield. Send photos for a free initial view and we will tell you what happens next.
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.
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.
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.
Related work in Swanscombe
- Structural surveys and crack monitoring
- Roof structure repairs
- Bay window subsidence repairs
- Crack stitching
- Retaining wall repairs
Lintel replacement near Swanscombe
Send photos of the cracked or sagging opening at your Swanscombe home for a free initial assessment and an honest view on the lintel.