Sunbury-on-Thames · Surrey
Lintel replacement in Sunbury-on-Thames
If a window at your Sunbury-on-Thames 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
- KT12, TW16, TW17
- Population
- about 28,000
- Area
- Surrey
- Pricing region
- South East
Why does the ground in Surrey matter for lintel replacement?
Sunbury-on-Thames is in Surrey and takes in postcode districts KT12, TW16, TW17. About 28,000 people live there. If you are just outside Sunbury-on-Thames, we also cover Ashford (3 miles), Weybridge (3 miles) and East Molesey (3 miles).
Surrey is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Surrey: Victorian and Edwardian villas, 1930s semis and detached houses in the commuter towns, and post-war estates.
Repair options we may recommend
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 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 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
- A diagonal crack climbing away from a window head
- Brickwork above an opening visibly dipping in the middle
- Damp patches on the inside wall just above a window
What should you budget for lintel replacement in Sunbury-on-Thames?
These are guide prices for Sunbury-on-Thames, using South East 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 | £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 Sunbury-on-Thames?
Guide prices for lintel replacement in Sunbury-on-Thames 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 Sunbury-on-Thames?
Yes, Sunbury-on-Thames is covered, along with postcode districts KT12, TW16, TW17. We also cover nearby Ashford and Weybridge.
Why do houses in Surrey crack?
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.
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.
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.
Related work in Sunbury-on-Thames
- Wall tie replacement
- Boundary and garden wall repairs
- Concrete repairs
- Roof structure repairs
- Bay window subsidence repairs
Lintel replacement near Sunbury-on-Thames
Our quote tool shows guide prices for a Sunbury-on-Thames lintel replacement; add photos and we can confirm the likely opening size and type.