Replacing lintels/windows - who to call?

[newtothis]

Hi all,

I’m totally new to this forum and up until a couple of days ago I had never even stayed in a period property but now I own a 1900 mid terrace in need of some tlc and I am looking for some advice to get me started please!

I *think* I urgently need to add lintels and replace 2 windows on the basis that my homebuyers survey said lintels were missing, no evidence of subsidence, just settlement and the windows are old PVC that do not conform to building regs. But, being new to this, I have no idea who to call to fit lintels and new windows (which I gather requires Building Control/FENSA approval?) and I was wondering if someone could offer any advice please?

For background, (in case it might not just be lintels?!) the issue is significant inside cracks (over 30cm) from window corners on both upstairs and downstairs windows in one particular wall. The window upstairs sticks to the point that I opened it once, thought it felt like it was been compressed under weight and vowed never to open it again until replaced! As per floorplan it is the window in Bedroom 2 and the window below it in the dining room. Also possibly worth mentioning is that on the same wall, the dining room has been knocked through to the kitchen at some point but again has no building approval. Not sure if relevant but the bathroom has a significant sloping floor towards the side return, cause unknown.

So i guess I am asking:
1, Does this sound like just lintels/windows need replacing and if so who do I call? Would it be one person or do I fix one before the other?
2, Could it be that knocking through to the kitchen has weakened the wall and this is presenting as cracks around the windows? If so who do I call to check the support for where the wall was knocked through and should I be doing this before/after/at the same time as the windows/lintels?
3, How do I go about getting Building Regs/Fensa approval to bring it up to code?

Sorry for such a long post, I have so many questions and don’t know what to ask.

Any help/suggestions VERY much appreciated!

 

[Cubist]

Hi There and Welcome,

Who told you that you need lintels? Those are self supporting brick arches above each of the windows and have been part for the house since it was built. As such they are quite possibly the strongest part of the house.

As to the windows - who told you they do not conform to the Building Regs? Did that person explain why they do not? Did that person and provide a quote for the work?

Please supply some photos of the interior where you are seeing cracks and also of the walls where the internal wall has been removed. I think someone is trying to rip you off.

Cheers,
Cubist

 

[stuart45]

It looks to me like the window opening jambs have been cut to get wider windows in. This is by looking at the way the scewback of the arch is set.
Is this is the case, the inner lintel may have not much bearing.

 

[newtothis]

Hi There and Welcome,

Who told you that you need lintels? Those are self supporting brick arches above each of the windows and have been part for the house since it was built. As such they are quite possibly the strongest part of the house.

As to the windows - who told you they do not conform to the Building Regs? Did that person explain why they do not? Did that person and provide a quote for the work?

Please supply some photos of the interior where you are seeing cracks and also of the walls where the internal wall has been removed. I think someone is trying to rip you off.

Cheers,
Cubist

Thanks Cubist,

It was my suveyor would told me the windows do not conform. Apparently something about not having vents and safety glass markings were the give aways. Also, the seller could not produce any paperwork as they were put in before he bought the house over 10years ago?

I’ve added photos of the cracks but the do not show up very well in the photos. The window upstairs is actually visibly bowing in the centre of the frame so I do think something needs fixing. I’m just not sure what!

 

[newtothis]

It looks to me like the window opening jambs have been cut to get wider windows in. This is by looking at the way the scewback of the arch is set.
Is this is the case, the inner lintel may have not much bearing.

Yes, the downstairs window does indeed look to have been widened at some point as it is definitely wider than the window upstairs.

 

[Drayton]

Comparing your first floor window with your neighbour's might help you to see any alterations - probably easier in real life. It does look as though yours has been cut at the sides.

 

[stuart45]

The brickwork on the top window looks like it's been cut as well. They either got the measurements wrong, or got some cheap windows and made them fit.

 

[newtothis]

The brickwork on the top window looks like it's been cut as well. They either got the measurements wrong, or got some cheap windows and made them fit.

I think you might be right as the windows do seem a but big for the hole they are in. Any ideas how best to fix it? Do I just need a window company to replace the windows?

 

[stuart45]

To get the opening size back properly would require rebuilding the jambs.
The inner wall could well have timber lintels, which might have rotted a bit.

 

[newtothis]

Comparing your first floor window with your neighbour's might help you to see any alterations - probably easier in real life. It does look as though yours has been cut at the sides.

View attachment 9481 View attachment 9482

Honestly, I’m try my hardest not to look at all the neighbours at it appears that many have issues and have been replaced. Having now bought my house it appears (to my albeit very untrained eye) that my neighbours house has even bigger issues than mine! Gulp!

To get the opening size back properly would require rebuilding the jambs.
The inner wall could well have timber lintels, which might have rotted a bit.

So would this mean I need a bricklayer as and a window fitter? Or is this a job for a general building? Sorry, it probably seems really stupid but I don’t even know who to ask to give me a quote.

 

[stuart45]

It depends how far you want to go with this. You could leave the opening as it is and just replace the windows, or you could leave the windows in as they are for a while. To get it back to how it originally was would require a bricklayer to rebuild the jambs, and then a window fitter to put the windows in. It might need new lintels as well.

 

[newtothis]

It depends how far you want to go with this. You could leave the opening as it is and just replace the windows, or you could leave the windows in as they are for a while. To get it back to how it originally was would require a bricklayer to rebuild the jambs, and then a window fitter to put the windows in. It might need new lintels as well.

Thanks! As much as I like the idea of it being restored I am inclined to do whatever is required to keep it structurally sound and functional, then save enough money to open up fireplaces etc to bring back a bit of character.

Do you know if a window fitter would be able to tell me if it needed lintels or is that also a question for a bricklayer?

 

[stuart45]

You need to cut a bit of the plaster away to expose the bearing end of the lintel. If it's timber check it for rot, and also see how much bearing it has on the brickwork. If it's bowed in the centre and putting pressure on the frame it's another reason to replace it.

 

[newtothis]

You need to cut a bit of the plaster away to expose the bearing end of the lintel. If it's timber check it for rot, and also see how much bearing it has on the brickwork. If it's bowed in the centre and putting pressure on the frame it's another reason to replace it.

Sounds like a good plan! Thank you. Much appreciated.

 

[malcolm]

We ought to have a flashing 'Don't Panic' sign at the top of the forum. You'll need thinking time.

To help understanding, window arches are normally like this photo. The arch goes all the way to the side of the window opening but no further. Yours don't go as far as the opening so someone has messed around with them.



I would guess the original windows would have been sash windows. For them the opening on the inside was a half brick wider than on the outside so they could hide the sash box. The wooden lintel continue hopefully more than the half a brick further than that that I have (you can just about make out the end of the lintel in the photo which is a badly built mid 1800s opening and early 1900s should be a bit better).



I'm curious why there is a crack at the bottom of the window. That suggests the window is bearing weight.

 

[Cubist]

Drayton and Stuart are right, someones cut the jambs back to fit a wider frame than was strictly needed. Whoever it was may also have cut into and weakened the inner wooden lintel. and the cills thus the cracks at the top and bottom corners. I think you should be cautious as the bowing and cracks signifies movement that needs to be carefully controlled when the windows are replaced.

One further point; Building Regs cannot be applied retrospectively to force you to make a repair. However, any repair/modification that is made must comply with the relevant regs.

 

[newtothis]

We ought to have a flashing 'Don't Panic' sign at the top of the forum. You'll need thinking time.

To help understanding, window arches are normally like this photo. The arch goes all the way to the side of the window opening but no further. Yours don't go as far as the opening so someone has messed around with them.

View attachment 9486

I would guess the original windows would have been sash windows. For them the opening on the inside was a half brick wider than on the outside so they could hide the sash box. The wooden lintel continue hopefully more than the half a brick further than that that I have (you can just about make out the end of the lintel in the photo which is a badly built mid 1800s opening and early 1900s should be a bit better).

View attachment 9488

I'm curious why there is a crack at the bottom of the window. That suggests the window is bearing weight.

Thanks Malcolm!

Yes, you are right about the need for a Don’t Panic sign!

I was all happy and excited until I picked up my keys and saw the state of my neighbours back wall and started to worry that these cracks are more than just bad windows! So in a bid to push the thought of subsidence to one side, I thought I’d start there as I thought solving lintels would be a straightforward low stress thing to start with! Baby steps right?!

Thanks for the photo, it is immensely helpful as I can totally see what you mean now about the widening. I have sooo much to learn! I think I am going to dig around a little to look for a lintel then find a window fitter (or maybe a few?) to come and look at hopefully they will be able to give me an idea of what it needs. I am pretty sure the window upstairs is currently weight bearing so I do think it needs looking at asap.

 

[newtothis]

Drayton and Stuart are right, someones cut the jambs back to fit a wider frame than was strictly needed. Whoever it was may also have cut into and weakened the inner wooden lintel. and the cills thus the cracks at the top and bottom corners. I think you should be cautious as the bowing and cracks signifies movement that needs to be carefully controlled when the windows are replaced.

One further point; Building Regs cannot be applied retrospectively to force you to make a repair. However, any repair/modification that is made must comply with the relevant regs.

Thanks Cubist,
We you say be cautious when replacing the windows, can you tell me if there is something I should be expecting the fitter to do/not do please? I have no plans to attempt anything more than chip a small bit of plaster off myself in this instance. I mean I enjoy DIY but this way out of my depth!

 

[malcolm]

The upstairs window probably has become weight bearing because of the bad brick arch. Wood lintel isn't going to do much. House hasn't fallen down so you've got time. Not going to fall down in 10 years time either.

The only real worry is if you repair the interior decoration and make things posh you'll probably get the crack appearing again. Though it'll settle less in time.

My guess is the performance of the arch was reduced when they chopped out the sides of the window. I've had that on a window. That window had been messed around lot and I got a brickie in to put it bach where it was and put a sash back in.

What sort of window are you aiming for?

 

[newtothis]

The upstairs window probably has become weight bearing. House hasn't fallen down so you've got time. Not going to fall down in 10 years time either.

The only real worry is if you repair the interior decoration and make things posh you'll probably get the crack appearing again.

My guess is the performance of the arch was reduced when they chopped out the sides of the window. I've had that on a window. That window had been messed around lot and I got a brickie in to put it bach where it was and put a sash back in.

What sort of window are you aiming for?

Thanks Malcolm, honestly, I don’t know what sort of window I’m looking for. I think I’ll stick to Upvc double glazing but other than that I don’t know yet.

I am tempted to get a brickie in and quote for rebuilding the jambs to consider both too. I guess I just have no idea on costs for each option. It all just sounds rather expensive!