How much to fix 'inadequate lintel' over french doors?

Bewitched_2

Hiya

Just had a valuation back for a house I'm offering on and it says 'inadequate lintel' is likely to have caused cracking over the double french doors. It says it's not significant or progressive.

I've not ordered a Structural Survey yet. Does anyone have any ideas of the most it could cost to fix?

Thanks!
B

iamcornholio

You've had an "inadequate valuation"

Is there one lintel or two lintels (inner and outer leaf)?

Why is the lintel "inadequate"? Is it under sized, overloaded or just broken?

Is the lintel really the cause or is there another (potentially) more serious cause of the cracking?

But the valuer's statement as to "inadequate lintel" and "not significant" are contradictory. If the lintel is inadequate then it is significant. If the cracking is insignificant then the lintel must be adequate

Anyway costs will have many factors and depend on how much proping up is to be done, what needs to come out etc. You are looking at between £1k and £1.5k if this is straight-forward

Bewitched_2

Thank you

So far I've only had a Valuation & Home Buyer's report and seen the house once. I know there are 2 layers of brick not one, and the property was double glazed 3 years ago by the vendors, I believe this included the french doors. There might not even be any lintels I suppose. Not sure how to tell.

I guess I need to get a structural engineer out to ascertain the cause of the damage.

I'm in Yorkshire BTW, if that affects prices.

ormus

lintels are pretty cheap at 20/100 quid. its the labour that costs money.
reckon on two days at most. so budget for about 500/1000 quid.