Of all the rules and regulations that apply to our industry now, one of the most I hear very little about is also one of the rules most flouted in my opinion: the requirement for lintels.
According to Approved Document A, these are the legal requirements for lintels:
The necessity for lintels is dependent on the design of the structure. However even if no lintel is fitted above the existing aperture, the installation company is responsible for assessing if lintels should be installed because of potential movement in the brickwork. If required, a lintel should be installed. The installation company cannot avoid the issue on the grounds that because the original window did not have a lintel, the the replacement does not need one either. The installation company is responsible for advising whether or not lintels are required. A disclaimer issued by the customer is not an acceptable practise.
If a lintel is required, the lintel contract can be separate from the window contract and a separate cost would be involved. The installation company would be within their rights to charge for the lintels and for them to be installed. Retrospective remedial work required due to the lintels not being installed would normally be at the installation company’s cost.
So, in short, if you have a window or door that does not currently have a lintel, you must price to have one installed. Above it does say that the installers need to assess if there could be any movement in the brickwork if there isn’t currently a lintel. But any rational thinking person would realise that if a window or door is the only decent thing holding the brickwork up, then of course a lintel needs to be put in.
As far as I’m concerned, this means for every window or door that doesn’t have one, we have to price to have one installed. Yet, when I go out on jobs, all too often the customer tells me that the other companies they have had in haven’t even mentioned anything about lintels and that when I explain the situation to them, it is the first they have heard about it. Good for me and the image of the business, bad for the rest of you who fail to mention it or fail to put any in!
The area where I work is a bit hit and miss when it comes to lintels. A previous surveyor who worked here explained to me that for a period in the 60’s – 80’s, the building industry was a tad unregulated and that despite lintels laws being in place, many houses were built without them. Either side of this chunk of time, more likely than not the property I’m measuring up will have nice visible lintels.
There really should be no confusion when it comes to lintels. If there isn’t one, put one in. Simple!
DGB
A topic very close to my heart.
I am delighted with your article set out above, interested nevertheless where some of it has come from as it is word for word from one of my courses ;-)
Andy
Hi Andy!
Got it straight out of the 2011 FENSA Guidelines book ;-)
We honestly seem to be the only company around here even talking about lintels. All our customers seem oblivious to them until we bring it up!
DGB
It’s always gutting when you find a window does not have a lintel installed, we will always advise the customer that they need one and pass on the invoice for the lintel only. If they refuse to pay we’ll just take it on the chin. We really do need a disclaimer on our forms.
Right , the story I read in a trade magazine a number of years ago has stayed with me ever since . For this story we shall call customer Mr Smith , and installer Mr windows . Mr smith invited mr windows to quote for a full replacement of windows and doors for his 4 bed detached property . Mr windows had been recommended to mr smith , price was agreed , contract signed , deposit paid . Mr windows was busy so ask a good industry friend to do survey for him . Survey done , windows ordered ,… Read more »
went to fit replacement unit last week.Couldn’t get old glass out as trapped in bow of frame.House has concrete cast gutter.Probably rested on old timber window .
Looked down row of houses all the same ie no lintels and sagging.
Big job to remove tiles and gutter that could of been avoided
A good post. You might like to follow up on one of my bugbears – installers who don’t quote for scaffold or other access equipment on above 1st floor windows ‘because we can fit from the inside’…
I have installed for more than 20 years now. Yesterday I got to my job and found that none of the existing ali/hardwood windows/doors had lintels above.I contacted my installations manager who told me to prop the brickwork above ( soldier course ) and carry on, i refused. He has now sent out another team to fit without lintels. This is for the biggest firm in the UK……from up north…..you know who lol. So who will check the job over ? FENSA ? They are getting away with this everyday.
Hi in December 2015 we had triple glazing fitted in our front upstairs and downstairs bay windows. Since the fitting I have notice the floor boards in the upstairs room directly above the lower window are loose, and there is a crack in the mortar in the brickwork running down from the top window, there was a small crack before the windows were fitted but this has now increased in size. The company did not fit a lintel, I did ask if a lintel would be necessary but they assured there must already be one in place. I am now… Read more »
I have to say that’s scary stuff! I have seen a major structural collapse because of this very issue, it isn’t pretty! I’d say if a client refuses to pay for lintel work then walk away, just not worth it.
Please help (no diy window knowledge) single lady with two leaking Windows had various quotes and company’s from your local dave…. To Anglian to bob the builder …. No one can tell me if my lintels need changing. I’m fully aware I need to tackle this before winter but with so many variations in prices, to various responses in relation to lintels my heads completely fried. Who is responsible window company or general builder? If I use Anglian I get 15 years guarantee but I’m not confident after my meeting with the sales person that he really knew the answers… Read more »
Feel free to contact me at Keystone Lintels.
If you can send me some photos from the outside, one or two close up, and a photo from distance that shows us the view of that side of the house, we should be able to confirm whether a lintel is present
As I understand it, if new windows are fitted, the fitting company are responcible for the lintel above window.
If lintel then fails (replacing wooden with upvc windows) then the window fitting company is responcible for windows and lintels?
Sorry to drag up old post but just had whole house done. Survey said I needed lintels put on half (no idea why not all?) Installers got here, opened up biggest window, solider course above and said we didnt need the lintels because of that? We got refunded the lintel money but nothing signed or said other than him showing us the brickwork. Now we have had a pressure crack in a small downstairs window – maybe unrelated, I dunno? This is why I am asking. House is approx 1920s, replaced 20+ year old double glazing fitted by the council,… Read more »