South Shields · Tyne and Wear
Lintel replacement in South Shields
Bay windows on older houses around South Shields 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£690per opening inc VAT
- Postcodes
- NE29, NE30, NE33
- Population
- about 84,000
- Area
- Tyne and Wear
- Pricing region
- North East
What is the ground like in Tyne and Wear?
Postcode districts NE29, NE30, NE33 cover South Shields, a Tyne and Wear town of about 84,000 people. If you are just outside South Shields, we also cover Jarrow (2 miles), Whitley Bay (3 miles) and Wallsend (4 miles).
Parts of Tyne and Wear have clay that can shrink near trees in dry spells. Historic coal workings are recorded beneath parts of Tyne and Wear, and a coal mining search is worth checking where movement is unexplained. Across Tyne and Wear, most homes are Tyneside flats and terraces, Victorian villas, inter-war council estates and post-war semis.
What to look for before calling about 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
Lintel replacement prices in South Shields
The ranges below reflect typical North East 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 | £690 – £2,300 | per opening |
| Wide or bay openingest. | £1,850 – £4,150 | per opening |
| Making good inside and outest. | £140 – £550 | per opening |
How we usually approach lintel replacement
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
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
What happens during lintel replacement, step by step?
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.
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.
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.
Questions about lintel replacement in South Shields
What is the price of lintel replacement in South Shields?
Guide prices for lintel replacement in South Shields start from about £690 per opening, including VAT, on North 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 South Shields?
Yes. We take enquiries from across South Shields, including NE29, NE30, NE33, and from nearby places such as Jarrow and Whitley Bay. Send photos for a free initial view and we will tell you what happens next.
Does the ground around South Shields cause cracking?
Tyne and Wear lies on the Durham and Northumberland coalfield, with old shallow workings recorded beneath parts of Newcastle, Gateshead and Sunderland, mostly under a cover of glacial clay. 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.
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.
More repairs we carry out in South Shields
- Structural surveys and crack monitoring
- Underpinning
- Floor joist repairs
- Retaining wall repairs
- Resin injection ground stabilisation
Lintel replacement near South Shields
Have several failed lintels on one South Shields property? We will price each opening individually so you can plan the work in stages.