Leatherhead · Surrey
Lintel replacement in Leatherhead
Bay windows on older houses around Leatherhead often hide a timber lintel behind the face brickwork. When that timber rots, the bay brickwork drops and cracks, and replacing it properly means supporting the wall above throughout the job.
Guide price from£840per opening inc VAT
- Postcodes
- KT21, KT22
- Population
- about 44,000
- Area
- Surrey
- Pricing region
- South East
What should you know about the ground under Leatherhead?
With roughly 44,000 people, Leatherhead spans postcode districts KT21, KT22 in Surrey. Nearby, we also cover Cobham (4 miles), Dorking (4 miles) and Ewell (5 miles).
Shrinkable clay is widespread in Surrey. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Surrey: Victorian and Edwardian villas, 1930s semis and detached houses in the commuter towns, 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 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.
Symptoms that point to lintel replacement
- A diagonal crack climbing away from a window head
- Brickwork above an opening visibly dipping in the middle
- Rust stains or flaking steel showing above the frame
Guide prices for lintel replacement in Leatherhead
Guide prices below are for homes in Leatherhead, 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 |
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
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
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
What is the price of lintel replacement in Leatherhead?
Guide prices for lintel replacement in Leatherhead 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.
Do you carry out lintel replacement in Leatherhead?
We do. Leatherhead and the surrounding area are covered, including nearby Cobham and Dorking. A free initial assessment from your photos is the first step.
Does the ground around Leatherhead cause cracking?
North Surrey sits on London Clay, the south on Weald Clay, with chalk along the North Downs and sands in the west. Large gardens with mature trees on clay make seasonal subsidence a familiar problem. Only an investigation can say why a particular building has moved.
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.
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.
More repairs we carry out in Leatherhead
- Chimney stack repairs
- Wall tie replacement
- Concrete repairs
- Resin injection ground stabilisation
- Bay window subsidence repairs
Lintel replacement near Leatherhead
You will get a no-obligation written quote for each Leatherhead lintel, splitting out the lintel itself, the propping and the making good.