Survey results- no lintels

Dustyfrank

Just got our structural survey back, which has highlighted a few issues. Being an older property we were expecting this, however we are concerned about the windows not having lintels.

The surveyor has said that the original windows would have been structural supports themselves, but when these were changed to upvc, it does not appear as if lintels were put in.

We are in the process of getting some quotes to get an idea of the cost to sort this out. I'd just like to know if, depending on the cost, this is a reasonable issue to renegotiate the purchase price over?

We did not offer under the asking price originally so have not already negotiated the vendor down and would not expect to reduce the price to cover the entire cost of the work. Just unsure as we are first time buyers.

Thank you

stuart45

How old is the property, and do you know if it has cavity walls?

G_M

Do you know how long ago the windows were changed, amd are there any signs that a problem has arisen eg cracks above/below the new windows?

If they've been like that for 20 years with no evidene of a problem, I'd not worry.

If the windows were changed last year, any issue may not yet have become evident.

There should be a FENSA (or similar) certificate which will give you the date.

Also try phoning the surveyor - a decent one will talk through the issue. ( a cut-price cheap one may not!)

Dustyfrank

So not actually sure how old the property is as vendor said 60's, but survey said 20's ����!♀️

The building does have cavity walls.

Not sure when the windows were changed, it was a while ago as they are older double glazing units. Not all the windows are the same, so I'd imagine they weren't all done at the same time.

There is undulation and some cracking of the brickwork around windows and doors.

Will speak to our solicitor regarding a certificate for the windows.

I am hoping to speak to the surveyor in Monday, as he wasn't in the office on Friday. He did say he would be happy to go over it with me.

Dustyfrank

Just checked planning applications and looks like a couple of the windows were replaced in 2017. Nothing for the others though

parking_question_chap

Its a surprisingly common mistake. Might not be a huge problem, but certainly budget to get them fixed. I would ask for some money off, but if the seller says no it comes down to how much you like the house. Window replacement doesnt need planning permission, I dont think.

stuart45

There's quite a difference in the opinion of it's age. If there's no lintels in the outer skin and signs of cracking I think you may need to factor in the price of the installation of some lintels.

jamesperrett

parking_question_chap wrote: »

Window replacement doesnt need planning permission, I dont think.

You may need permission if you live in a conservation area or it is a listed building.

Would you be prepared to post a picture or a link to the advert for the house? It may well be possible to tell the approximate age from a picture. 1960's houses look very different to 1920's houses.

FreeBear

G_M wrote: »

If the windows were changed last year, any issue may not yet have become evident.

There should be a FENSA (or similar) certificate which will give you the date.

It has been a requirement for a long while that lintels should be fitted where there is any risk of the brickwork being unsupported. FENSA had this to say back in 2013

If there is any potential for the structure to move, then as a competent person you must ensure that the load above the opening is secured. Many properties were built with the original timber window supporting the brickwork above. So replacing it with modern PVC or Aluminium window frames compromises the carrying the load.A soldier or head course of bricks above a window is not acting as a support unless it has been formed into an arch. A soldier course is usually decorative. These should be carefully examined and a plan to support it drawn up before any window below is replaced.

If the problem windows were fitted as recently as 2017, get the current owner to call the installers in to undertake remedial work. Failing that, renegotiate a reduction in price (perhaps as much as £500 or even £1,000 per window).