Buying my first house -1 issue with lintel

dbtor

Getting mixed advice from everywhere: Some people saying it's a boot lintel, bigger on the inside, so supported but it's hidden. Others saying it probably happened when the upvc units were installed so nothing to worry about, and a handful saying it's major, don't buy the house.

Swafe

dodgy, i looked at house with a similar problem but probably a few years further down the road, they made out that they had been broken into and needed to replace the window, in reality the weight pressing down had cracked the window, distorted the UVPC frame and now needed a whole new patio door, ontop of this the problem was still there, if a new one was put in the same problem would be back without taking it all out and putting a new lintel in, i wouldnt touch it, or take any EA saying its a nothing problem without a discount of some sort so you can get it sorted, if they dont budge id walk away

shegar

Have a structural survey and see what that shows up, then decide from there.......

ERICS_MUM

shegar wrote: »

Have a structural survey and see what that shows up, then decide from there.......

you beat me to it. Sounds like the survey OP has had is just to confirm (or otherwise) that the property is worth what they are paying for it and to check for any major defects that would make the house un-mortgageable. I'd be worried that other work done about the house was also shoddy but just not as easy to see.

I would invest in a full structural survey for 2 reasons:

1. So you can decide whether to proceed with the purchase
2. If you DO proceed, you can use the survey results to negotiate a reduction of the purchase price to cover cost of remedial work.

Good luck OP. You say you love the house but please don't let your heart rule your head where such a big financial transaction is at stake.

patchwork_cat

My DH is a chartered civil engineer and he said it may well have a metal lintel above, as the settlement doesn't look enough. He said : The point about the boot lintel is probably correct, there is probably a steel lintel holding up the concrete one from the inside. It is possible the window is holding it up but unlikely, the cracking looks too small for a big failure. Having said that I would be cautious about buying. It could be a metcalf job! Could ask seller to have it investigated before buying. Taking out the mortar might reveal the lintel behind.


The comment about Metcalf is a previous house we owned the owners were called Metcalf and had done allsorts of non structural, but bodged jobs around the house like replacing door architrave with decorative beading etc.


The doorway hasn't been widened since wooden doors were put in as there is paint on both sides of the bricks.

jonewer

Mojisola wrote: »

Agree with all this. Those windows are holding up the walls above them - the lintel isn't doing anything!

This. I'm not an engineer or a builder or anything, but you dont have to be a rocket scientist to tell that that wont fly.

Mojisola

jonewer wrote: »

This. I'm not an engineer or a builder or anything, but you dont have to be a rocket scientist to tell that that wont fly.

patchwork_cat wrote: »

My DH is a chartered civil engineer and he said it may well have a metal lintel above, as the settlement doesn't look enough. He said : The point about the boot lintel is probably correct, there is probably a steel lintel holding up the concrete one from the inside. It is possible the window is holding it up but unlikely, the cracking looks too small for a big failure.

The point about a hidden metal lintel is interesting but, if there is one in place, why is there still cracking on the wall above?

patchwork_cat

Mojisola wrote: »

The point about a hidden metal lintel is interesting but, if there is one in place, why is there still cracking on the wall above?

Even a metal lintel will flex, this is hairline cracking. I am aware that you only have my word for his qualifications although believe me he is a Russell Group graduate, but he says be cautious and check as he can't see it, the only way to be sure is to physically see what is there and the seller should sort this either chip out the mortar or have a boroscope survey.

Mojisola

patchwork_cat wrote: »

Even a metal lintel will flex, this is hairline cracking. I am aware that you only have my word for his qualifications although believe me he is a Russell Group graduate, but he says be cautious and check as he can't see it, the only way to be sure is to physically see what is there and the seller should sort this either chip out the mortar or have a boroscope survey.

Good advice - either get it checked or walk away from the house.

Buying it without knowing what you were taking on would be foolish.

HAMISH_MCTAVISH

Replacing a lintel isn't necessarily a massive problem if that's all that is required.

Get a reputable builder to take a look and give you a quote.

A friend of mine recently had similar works done, they basically supported the wall with props and replaced the defective lintel with something more substantial.

Cost less than £2k in his case.