Need help - Property Survey - Deflecting concrete lintel

AC20

We had a full building survey done (1980s property, end of terrace). It mentions cracking linten in one of the windows which is left side on the ground entrance. and a subsequent crack in the bedroom above it as a result.

"This appeared to be surrounded by fresh mortar, indicating remedial action. Upon questioning the vendor regarding any remedial works we were informed the repointing was conducted prior to their tenure.  We noted a hairline step stair crack emanating from the bottom right of this window. We suspect these cracks are not structurally progressive however we advise it may be prudent to have them inspected by a structural engineer prior to purchase.

The ceilings at first floor have been plastered and painted and/or paper-lined and these generally appeared in relatively fair condition at the time of inspection. We noted a large crack to the ceiling in the master bedroom. We suspect this is related to the external deflecting concrete lintel, as this was noted directly above"

1. Is this a major issue that should stop me from exchanging the contract?
2. Approximate costs for this kind of repair?

davilown

Given the large crack in the ceiling is nice and straight, it’s quite possible that it’s the gap between 2 boards has moved when someone has been in the attic.

daveyjp

The cheap uPVC window (which looks to be 20+ years old as it appears to have external beading) simply isn't up to the job of supporting the lintel and brickwork.

Over this time the lintel has dropped.

Replacing the window with one with a strengthened frame (or revert to timber) is one option.

JJR45

daveyjp said:

The cheap uPVC window (which looks to be 20+ years old as it appears to have external beading) simply isn't up to the job of supporting the lintel and brickwork.

Over this time the lintel has dropped.

Replacing the window with one with a strengthened frame (or revert to timber) is one option.

Windows do not support lintels, lintels stop loading onto windows (and doors)
The lintel is failing (looks to be reinforced concrete, the steel tends to rust over time cracking the concrete) and needs to be replaced, you can see the sag in the middle.

daveyjp

Windows and lintels are designed as a structural unit that work together, they support each other.

The original lintel will have been specfied based on the type of window originally fitted, probably timber.  Fit a weaker uPVC window and the structural integrity of the lintel and window combination is compromised.

The span of that lintel may now be too great for the support offered by the uPVC window and both the lintel and frame are now deflecting.

A structural engineer will be able to advise if that window is adequate to support the lintel and wall above.

princeofpounds

No, cracks like this are not expected. It's a bit harder to comment on the interior crack as there is no context and it appears to be relatively thin, so it could be something else (cracks in the plaster between boards is quite common and harmless as davilown says).

However the stepping crack from the window-frame edge is classic when the window aperture is failing. I would definitely get a structural engineer to have a look. There's a good chance it will progress if nothing is done, though perhaps slowly.

As for costs - for the lintel itself you might be looking at a low four-figure sum perhaps? Plus a new window, possibly. But it depends - if there is more remedial work needed than immediately apparent then it could be more. 

weeg

JJR45 said:

daveyjp said:

The cheap uPVC window (which looks to be 20+ years old as it appears to have external beading) simply isn't up to the job of supporting the lintel and brickwork.

Over this time the lintel has dropped.

Replacing the window with one with a strengthened frame (or revert to timber) is one option.

Windows do not support lintels, lintels stop loading onto windows (and doors)
The lintel is failing (looks to be reinforced concrete, the steel tends to rust over time cracking the concrete) and needs to be replaced, you can see the sag in the middle.

daveyjp said:

Windows and lintels are designed as a structural unit that work together, they support each other.

The original lintel will have been specfied based on the type of window originally fitted, probably timber.  Fit a weaker uPVC window and the structural integrity of the lintel and window combination is compromised.

The span of that lintel may now be too great for the support offered by the uPVC window and both the lintel and frame are now deflecting.

A structural engineer will be able to advise if that window is adequate to support the lintel and wall above.

 You're both right. Lintels hold up whatever is above the opening. They may be designed to span across the whole window opening, or they may be designed to be supported by framing between panes. The later is more common in older buildings (when windows were timber framed), and bay windows and large openings.

Either which way, this is  quite a small lintel for an opening that size, and it's not doing the job properly. It's not in danger of collapse, but the cracking is liable to keep increasing. My advise would be to replace it, probably with either a deeper concrete lintel, or with a steel one. (I could bore you with why replacing like for like isn't a great idea).

stuart45

As that looks to be around a 7ft span I would go for a 6inch lintel if the other frames are showing concrete lintels. On spans like that we normally used to put in 3 courses of brick tor over the lintel. 

AC20

Thanks all. Any idea on the cost estimate.

stuart45

Depends on what type of lintel it is. If it's a boot lintel like this there is more work involved. 
It's probably not as boot lintels usually show no bearing on the outer skin. 
If it's a standard 4x3 then you will probably be quoted about £1200, but it could be a lot more as it is a heavy lintel, or you might find a couple of lads down the pub to do it a bit cheaper.

AC20

stuart45 said:

Depends on what type of lintel it is. If it's a boot lintel like this there is more work involved. 
It's probably not as boot lintels usually show no bearing on the outer skin. 
If it's a standard 4x3 then you will probably be quoted about £1200, but it could be a lot more as it is a heavy lintel, or you might find a couple of lads down the pub to do it a bit cheaper.

Thanks, it's a concrete lintel.