Replace lintel above window

sitomo

Hi all,
We are currently buying our first house and have just had the survey back.
One of the main recommendations in the survey is to get the vendors to contribute towards the cost of replacing the lintel above the front picture window. Apparently this will currently be a concrete boot lintel, which has failed and the front of the house has slipped slightly which has led to a crack in the pebble dash.

I have a builder coming next week to give me a quote, but in the mean time does anybody know how much it would cost to replace the lintel with a steel version and re-pebble dash/ re render the affected area (probably about 2 feet in length).

I dont want to delay completing on the house for the sake of a few hundred pounds if its not that expensive a job!

Thanks

allan673

about 250 to fit the lintel give or take, as for the rendering and dashing you could do it yourself if your a descent at diy or get the builder to do it as its an easy job - but it may/will stand out from the rest of the dashing imo.
obviously ensure you get the same coloured pebbles for dashing.

ormus

is that a full survey or the mortgage lenders survey?
id be a bit (very) cagey if any subsidence has taken place.

sitomo

Thanks both.
Its just the middle survey (Homebuyers).
There is no sign of any subsidence, nor does the survey refer to any - the surveyor thought that water had probably got into the lintel causing it to fail. Therefore probably just a small-ish job.

ormus

small lintels are very cheap. try wickes.
the labour is approx 100/200 quid.