Keynsham · Somerset
Lintel replacement in Keynsham
A lintel problem in Keynsham, as anywhere, usually shows first as a crack climbing from the corner of a window. We look at what is actually spanning the opening, whether timber, steel, concrete or brick, and what has made it fail.
Guide price from£770per opening inc VAT
- Postcodes
- BS31
- Population
- about 20,000
- Area
- Somerset
- Pricing region
- South West
What should you know about the ground under Keynsham?
Keynsham, Somerset: about 20,000 residents across postcode districts BS31. If you are just outside Keynsham, we also cover Kingswood (3 miles), Bath (6 miles) and Yate (9 miles).
Parts of Somerset have clay that can shrink near trees in dry spells. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
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.
Is it time for lintel replacement? Common signs
- Damp patches on the inside wall just above a window
- Brickwork above an opening visibly dipping in the middle
- Rust stains or flaking steel showing above the frame
What should you budget for lintel replacement in Keynsham?
The ranges below reflect typical South West costs for lintel replacement, including VAT. Scaffold, access and making good can push a job to the top of the range.
| 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 |
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
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 will lintel replacement cost in Keynsham?
Guide prices for lintel replacement in Keynsham 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 Keynsham?
Yes. We take enquiries from across Keynsham, including BS31, and from nearby places such as Kingswood and Bath. Send photos for a free initial view and we will tell you what happens next.
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.
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.
What is a cavity tray and do I need one?
A cavity tray is a damp-proof membrane above a lintel that catches water running down inside a cavity wall and sends it out through weep holes. If your wall is cavity construction and the original lintel had no tray, fitting one with the new lintel is usually sensible.
Other structural repairs in Keynsham
- Chimney stack repairs
- Crack stitching
- Roof structure repairs
- Boundary and garden wall repairs
- Subsidence repairs
Lintel replacement near Keynsham
Our quote tool shows guide prices for a Keynsham lintel replacement; add photos and we can confirm the likely opening size and type.