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My client is selling their house and the buyer's inspector pointed out 'the overhead garage door lintel is sagging and there are brickwork cracks as a result'. In his opinion the lintel used when the house was constructed in 2008 was not heavy enough. They are asking for seller concessions as my client is not interested in making repairs. Ensure the lintel is level. Note: if the lintel is not level, then measurements taken from the lintel should be adjusted to account for this. Installing the Flag Brackets a. On the left hand side of the door opening, measure down 200mm from the bottom of the lintel and mark the door jamb. Measure from the side of the frame across 70mm.

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Bricklaying

I've currently got a builder in installing a new window into my garage. Today they came round to cut the window opening. I had assumed that a lintel would need to be installed as this was a new window being put into a wall with a roof terrace above it, but the builder left at the end of the day saying that the blocks used were 're-enforced' (hence it taking a while to do) and that we didn't need a lintel in there after all. This was despite (as shown in the photos below) them apparently starting to cut out for the lintel!

I'm nervous about this as I assumed you always needed a lintel above a window, regardless of what was above it or what the wall is made out of?

I've taken some pictures for reference: http://imgur.com/a/J0KRp

If someone could give me some advice I'd really appreciate it!

Update: Thanks for the responses guys. I've pushed with the builder and he has now installed the lintels into both skins of the wall as he should have, so all is fine.

2 Answers from MyBuilder Bricklayers

Best Answer

You are right to be a bit worried. It is standard practice to put lintels in. Is it an attached garage? If it is part of the main house then I would have expected building regs to be involved purely to sign off the new opening especially with the terrace above. Also, was the builder FENSA or CERTASS registered? If not then you may also need to have this signed off by your council's regs team as well - give them a call as there are a couple of issues here that you need to get sorted (does mean you have to pay a fee though).
Louise
UK Property Services

Answered 12th Jun 2013

Hi.

Looking at those images it's clear that you need lintels to both skins of that wall. They are normal concrete blocks and have no reinforcement whatsoever, its a load of rubbish what he has said!! He has cut the opening and the blocks have stayed in place so he is going to take a shortcut to make the job quicker.

Chances are that nothing will ever move and the blocks will be fine but professionals don't take risks, they do it properly in the first place and in this case that means installing lintels over the windows. Even if the windows are reinforced I would still be putting lintels in.

Regards,
Rick

Answered 11th Jun 2013

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Garage Door Lintel Repair Cost

1. Steel Lintels should be installed with a minimum end bearing of 150mm, bedded on mortar and levelled along its length and across its width.
2. The masonry above the lintel should be built in accordance with BS EN 1996-2:2006.
3. Raise the inner and outer leaves simultaneously to avoid excessive eccentricity of loading, with a maximum height difference of 225mm (Masonry should be laid on a mortar bed and all perpendicular joints should be filled.)
4. Allow the mortar to cure before applying floor or roof loads (Temporary propping beneath a steel lintel is practised to facilitate speed of construction).
5. The NHBC recommend a damp proof course (DPC) or cavity tray should be installed over all openings in external cavity walls.
6. When installing concrete floor units or other heavy components above a lintel, care should be taken to avoid shock loading and floor units should not be dragged into position. Masonry immediately above the lintel should be allowed to cure.
7. Point loads should not be applied directly onto lintel flanges. Steel Lintels should have a minimum of masonry 150mm high between the flange and the application level of any form of loading. Consult IG’s technical department if applying a point load above lintels.
8. The external lintel flange must project beyond the window/door frame and it is recommended that a flexible sealing compound is used between the underside of the lintel flange and the frame.
9. When the underside of a lintel is exposed, its appearance can be enhanced by the addition of lintel soffit cladding.
10. Do not cut lintels to length or modify them in any way without consulting an IG engineer.

Lintel position within a cavity wall

In accordance with BS EN 1996-2:2006 and NHBC requirements all external wall lintels MUST be installed with a flexible damp proof course with the exception of those adequately protected by an eaves overhang or similar form of protection.

• Lintel should be centred in the cavity and the distance between lintel up-stand within the cavity and masonry must not exceed 10mm
• Masonry should not overhang any flange by more than 25mm.

Garage Door Lintel Calculations

Propping

Garage Door Lintel Installation

The practice of propping a lintel is sometimes used to facilitate speed of construction. It should only be introduced after initial masonry load has been applied to the lintel.
When propping a lintel, a horizontal timber plank should be placed along the underside of the lintel and suitable* props secured into place at maximum 1200mm centres.
* Suitability of props is the responsibility of site management.