Potential house purchase - no window lintels, cracks above & warped glazed units.

Curlymop

Hello all.
Many thanks in advance for any help and advice offered.
I am considering buying a property. On a second viewing I noticed that none of the windows have a lintel on the external walls.
Two have cracks in the wall above the windows. One has a noticeable sagging curve to the window frame itself.
I was told the the house dates from early 1960s and that the double glazing is 20 or more years old.
Pics attached.
How big an issue is this?
If an issue, how urgent is a fix required - could it wait until the double glazing is replaced at some future date?
Is it costly to repair?
Many thanks.

CSI_Yorkshire

Looks to me like someone replaced (load-bearing) timber windows with uPVC and didn't add extra support when they did.

As you've noticed, it can cause the top of the frame to sag - which can stop windows and doors opening at the very least.

bobster2

CSI_Yorkshire said:

Looks to me like someone replaced (load-bearing) timber windows with uPVC and didn't add extra support when they did.

As you've noticed, it can cause the top of the frame to sag - which can stop windows and doors opening at the very least.

Yes - looks like that's what's happened here.

Of course it's fixable - with new windows and insertion of appropriate lintels - but unless this house is priced very competitively why not give it a miss and look for somewhere better?

Curlymop

Thanks @CSI_Yorkshire and @bobster2

Of course it's fixable - with new windows and insertion of appropriate lintels 

Fixable is good to know. 
Will each and every window need lintels added regardless of size and signs of sag?

Is it costly work?

Is it urgent and can it be done without replacing the double glazing at the same time?

... unless this house is priced very competitively why not give it a miss and look for somewhere better?

I know it might sound ridiculous but there is a dearth of the type of property my wife and I are seeking (and we have been looking and trying for too long already) and this ticks a lot of boxes.

If we wanted to pursue an interest do we have valid grounds on which to negotiate the price down due to this issue?
Is it a big (expensive) deal?
Is it a deal breaker potentially?

Thanks.

youth_leader

As building materials/trade costs have increased, I wouldn't risk a guesstimate. 

I would ask the EA to ask the vendor if they would agree to a window company coming round to survey and quote. 

bobster2

Curlymop said:

Thanks @CSI_Yorkshire and @bobster2

Of course it's fixable - with new windows and insertion of appropriate lintels 

Fixable is good to know. 
Will each and every window need lintels added regardless of size and signs of sag? It's possible some of the upstairs windows aren't supporting a load. Need to get a surveyor to check.

Is it costly work? Hard to know your definition of costly. You need a proper builder now - not just a double glazing company.

Is it urgent and can it be done without replacing the double glazing at the same time? Personally I would want it fixed right after moving in. Not replacing the windows themselves, that have been bent and damaged supporting a load they were never meant to carry would be silly. The cost of the actual windows themselves will be only a small part of the cost of fixing this.

... unless this house is priced very competitively why not give it a miss and look for somewhere better?

I know it might sound ridiculous but there is a dearth of the type of property my wife and I are seeking (and we have been looking and trying for too long already) and this ticks a lot of boxes.

If we wanted to pursue an interest do we have valid grounds on which to negotiate the price down due to this issue? Yes - unless the price already factors this in.
Is it a big (expensive) deal? Yes - potentially. But it depends on your definition of expensive.
Is it a deal breaker potentially? Yes

Thanks.

You should get a RICS surveyor to do a full survey of you want authoritative answers.

eddddy

youth_leader said:

As building materials/trade costs have increased, I wouldn't risk a guesstimate. 

I would ask the EA to ask the vendor if they would agree to a window company coming round to survey and quote. 

I would say that job is beyond the capabilities of window company to fix.

I think I'd want a building surveyor or structural engineer to look at that, and advise a strategy for fixing the problems. Then get quotes from builders, based on the surveyor's / engineer's advice.


It will probably involve supporting the wall above, whilst a lintel is put in place and the sagging brickwork is replaced. And if the window and door frames are warped, they may not be savable.

FreeBear

Curlymop said:

Thanks @CSI_Yorkshire and @bobster2

Of course it's fixable - with new windows and insertion of appropriate lintels 

Fixable is good to know. 
Will each and every window need lintels added regardless of size and signs of sag?

Is it costly work?

Is it urgent and can it be done without replacing the double glazing at the same time?

Just about every problem with a building is fixable, although just occasionally, it is cheaper to demolish and start again. Your issue doesn't need to go to that extreme.

Having had the same issue here (lack of lintel for the outer leaf), it is not hugely difficult to fix. I was fortunate that after one window was removed, it was possible to slide a lintel in without too much difficulty. Another, the soldier course had to be removed in order to insert the steel. Fun and games ensued in trying to source matching imperial size bricks.

Is it urgent - Unlikely that the house will collapse overnight. But certainly wants doing within the first few years of ownership. Probably best to do it before moving in as some redecoration will probably be needed on the inside. If there is any other messy work that needs doing (i.e. central heating plumbing, rewiring the electrics), best to do it all at the same time.

The windows don't have to be replaced or the frames taken out. Modern replacement windows will be slightly more energy efficient, but you could get similar efficiencies just by replacing the sealed units with Low-E glass.

Certainly budget to fit lintels to all the ground floor doors & windows. The larger windows upstairs may not need lintels, but you'd need the expert opinion of a structural engineer (and not the opinion of a builder or window fitter). As this is structural work to the fabric of the building, Building Control should be notified and the work signed off. BC will may want sight of a S.E. report and recommendation for lintel sizing.

Costs could be as little as £300 if it is a quick & easy "wiggle in and make good", or it could be north of £1500 if large amounts of brickwork needs removing - Multiply by the number of windows/doors. So for 10 doors/windows, anywhere from £3K to £15K+ - Your surveyor should be able to give you an indication of the cost... You are getting a survey done, aren't you.

gwynlas

As above, really good bargaining tool to reduce potential offer as I doubt the EA took this into consideration whilst valuing the property. Similarly if the house was built in the 1960s then unless upgraded already completed electrical rewiring will be mentionned on survey. As a savvy buyer who is prepared to have works done you could pick up a bargain.

Jonboy_1984

Check the operation of the door and its locking mechanism very very carefully to make sure it is all still in alignment.

bobster2

Imagine it already had lintels and they needed replacing. Here are some example lintel replacement costs...

https://www.checkatrade.com/blog/cost-guides/lintel-repair-cost/

Average £825 per lintel. Small windows probably less - that big patio door more.