Sunderland · Tyne and Wear
Lintel replacement in Sunderland
If a window at your Sunderland 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£690per opening inc VAT
- Postcodes
- SR1, SR2, SR9
- Population
- about 170,000
- Area
- Tyne and Wear
- Pricing region
- North East
What should you know about the ground under Sunderland?
Sunderland, Tyne and Wear: about 170,000 residents across postcode districts SR1, SR2, SR9. Neighbouring towns we cover: Seaham (5 miles), Washington (5 miles) and Houghton-le-Spring (6 miles).
Clay soils are found in parts of Tyne and Wear. 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.
Signs you may need lintel replacement
- Soft, crumbly timber visible behind the brick face over a bay
- Brickwork above an opening visibly dipping in the middle
- Damp patches on the inside wall just above a window
How much will lintel replacement cost in Sunderland?
Prices in Sunderland are worked out on North East rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| 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 |
Which repair method suits a home in Sunderland?
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
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 happens when we carry out lintel replacement in Sunderland?
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.
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.
Lintel replacement in Sunderland: questions and answers
How much should I budget for lintel replacement in Sunderland?
Guide prices for lintel replacement in Sunderland 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.
Can you survey a property in Sunderland?
Yes. We take enquiries from across Sunderland, including SR1, SR2, SR9, and from nearby places such as Seaham and Washington. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Tyne and Wear crack?
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.
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 Sunderland
- Crack stitching
- Roof structure repairs
- Wall tie replacement
- Mining subsidence repairs
- Extension pulling away repairs
Lintel replacement near Sunderland
Our quote tool shows guide prices for a Sunderland lintel replacement; add photos and we can confirm the likely opening size and type.