Lintel replacement · London
Lintel replacement in London
Calculations, approvals, propping, steel and making good for lintel replacement across London.
- Free survey visit in London
- Engineer's calculations arranged
- Building control handled for you
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
Lintel replacement in London: how it works
Lintel replacement is the removal of a failed beam above a window, door or other opening and its replacement with a new lintel specified by a structural engineer. The masonry above is held on temporary supports while the old lintel comes out, the new one is bedded level on sound bearings, and the brickwork and plaster around it are rebuilt and made good.
We carry out lintel replacement throughout London, for homeowners, landlords and builders who need the structural part done properly. We work in Bexley, Ilford and Tottenham and the surrounding villages. You get an itemised written quote that shows the calculations, approvals, steel, labour and finishing as separate lines.
Things to plan for
- Many Victorian and Edwardian houses have a timber lintel hidden behind a decorative brick arch or on the inner face of the wall. Damp from leaking gutters or failed pointing can rot it unseen until the brickwork above starts to drop.
- Older steel lintels and bare steel angles can corrode where water sits on them. Rust takes up more room than the steel it comes from, so a corroding lintel can lift the brick course above it and open up horizontal cracks.
- Bay windows often rely on a timber beam, sometimes called a bressummer, across the front of the bay. When it rots, the bay roof and the brickwork over it can drop, and the engineer may specify a steel replacement instead.
- In cavity walls, a cavity tray and weep vents above the lintel send any water in the cavity back outside. Missing trays are a frequent cause of damp patches above window heads, so they are fitted as part of the replacement.
- Diagonal cracks that start at the top corners of a window and step up through the mortar joints are a classic sign of a lintel problem. Movement elsewhere in a house can cause similar cracks, so the cause is confirmed on site before anything is replaced.
How the job runs in London
Look and measure
We check the wall, the span you want and what the wall is carrying, and photograph anything the engineer needs to see.
Design and price
Calculations come back from the engineer and we confirm your fixed written price, line by line.
Building control
We submit a building notice or full plans application to the local council's building control team, so approval is in place before the wall is touched.
Fit, inspect, finish
The work is propped and the steel installed and packed tight. After inspection the opening is boxed, plastered and left clean.
How much should I budget in London?
As a guide, budget £510–£1,540 per lintel including VAT for lintel replacement in London, based on published UK cost guides adjusted for London prices (+28%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Lintel replacement | £510–£1,540 per lintel | Propping, removing the old lintel, new lintel set on beds and brickwork made good |
| Steel beam replacement | £2,550–£7,050 | Propping, removing the failed beam, new steel on proper bearings, approval and making good |
| Rear wall opening for bi-fold or sliding doors | £3,200–£8,950 | External wall opened up to about 5 m with steel, propping, cavity tray and making good (doors supplied separately) |
| Temporary works and propping | £190–£640 | Props, spreaders, needles and sole plates for a typical opening, installed and struck |
Figures include our approximate regional adjustment for London prices (+28%) and are rounded. How these figures are worked out.
Building rules for London
Structural openings in English homes need building regulations approval before work starts. The local council's building control team can deal with it, or you can use a registered building control approver. Either way the steel is inspected before it is covered, and a completion certificate is issued at the end. Keep it safe for when you sell.
Terraced and semi-detached homes often need party wall notices, because cutting into a shared wall to take a beam end is notifiable under the Party Wall etc. Act 1996. Allow at least two months for the notice period unless your neighbour agrees sooner.
Lintel replacement by town
- Brent
- Islington
- Westminster
- Bexley
- Barking
- Archway
- Sutton
- Croydon
- Ilford
- Enfield Town
- Harrow
- Tottenham
- Walthamstow
- Dagenham
- Becontree
- Romford
- Hayes
- Wembley
- Fulham
- Edmonton
- Southall
- Putney
- Battersea
- Purley
- Peckham
- Chingford
- Uxbridge
- Wimbledon
- Stamford Hill
- Brixton
- Hounslow
- Finchley
- Cricklewood
- Mitcham
- Feltham
- Acton
- Beckenham
- Chelsea
- Streatham
- South Croydon
Lintel replacement in London: your questions
Can you work on older or listed homes in London?
Yes. Older homes often have lime mortar, timber lintels or shallow footings, which the engineer allows for. Listed buildings need listed building consent for internal structural changes as well as building regulations approval, and that must be in place first.
Can I stay at home while the work is done in London?
Usually, yes. The work area is screened and floors are protected. The rooms either side of the opening are out of action for a few days, and there is some noise and dust while the masonry comes out.
How do I know if my lintel needs replacing?
Look for diagonal cracks rising from the top corners of a window or door, brick courses that dip over the opening, rust staining or flaking on a concrete lintel, and frames that have started to stick. Any of these is worth having checked, as the cause needs confirming on site before a replacement is planned.
Can a lintel be replaced without removing the window?
Often, yes. The brickwork above is propped, the old lintel is taken out and the new one fitted while the frame stays in place under protection. If the frame has been carrying weight because the old lintel sagged, it may need easing or adjusting once the new lintel is in.
What type of lintel will be fitted?
The engineer decides, based on the opening width, the wall construction and the load above. Steel lintels are common in cavity walls, while solid walls or wide openings may suit a different type or a steel section. We fit what the specification calls for rather than a one-size option.
Do I need scaffolding to replace a lintel?
For ground-floor windows and doors, usually not, as props and a stable platform from the ground are enough. First-floor and higher openings normally need scaffolding or a tower so the brickwork can be rebuilt safely, and that cost appears as its own line in the quote.
What happens at the survey visit in London?
We look at the wall, the floor and ceiling either side and what sits above, measure the opening you want, and note cables, pipes and access for the steel. It usually takes under an hour and there is no charge.