Burnham-on-Sea · Somerset
Lintel replacement in Burnham-on-Sea
For a failed lintel in Burnham-on-Sea, the new one needs the right length, the right bearing and, in cavity walls, a tray to carry water out. Those details are what make the repair last, and they are set out in our quote.
Guide price from£770per opening inc VAT
- Postcodes
- TA8
- Population
- about 23,000
- Area
- Somerset
- Pricing region
- South West
Is Somerset prone to ground movement?
Burnham-on-Sea, Somerset: about 23,000 residents across postcode districts TA8. Nearby, we also cover Weston-super-Mare (7 miles), Bridgwater (8 miles) and Clevedon (15 miles).
Somerset has a mix of ground, with clay in some places and firmer rock in others. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
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.
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 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
- Brickwork above an opening visibly dipping in the middle
- Rust stains or flaking steel showing above the frame
- Window or door frames that have started to bind or distort
Guide prices for lintel replacement in Burnham-on-Sea
These are guide prices for Burnham-on-Sea, using South 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 | £770 – £2,600 | per opening |
| Wide or bay openingest. | £2,050 – £4,650 | per opening |
| Making good inside and outest. | £155 – £620 | per opening |
Methods for lintel replacement
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
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
How much will lintel replacement cost in Burnham-on-Sea?
Guide prices for lintel replacement in Burnham-on-Sea start from about £770 per opening, including VAT, on South West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Burnham-on-Sea?
Yes, Burnham-on-Sea is covered, along with postcode districts TA8. We also cover nearby Weston-super-Mare and Bridgwater.
Is the ground in Somerset prone to subsidence?
Somerset mixes Lias clays, Mercia Mudstone, limestone hills and the peat and alluvium of the Levels around Bridgwater, which can settle. The former Somerset coalfield around Radstock and Midsomer Norton left recorded workings. 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.
Other structural repairs in Burnham-on-Sea
- Subsidence insurance claim repairs
- Structural surveys and crack monitoring
- Bay window subsidence repairs
- Concrete repairs
- Underpinning
Lintel replacement near Burnham-on-Sea
If rust is showing above the windows of your Burnham-on-Sea home, photograph it close up and we will tell you whether replacement is due.