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rog2054 · Joined: 11 Apr 2007 Posts: 3 Location: West Yorkshire, UK

Hello,

I am considering buying a property that is a little run down. I have no worries with the work needed inside the property - re-wiring, new kitchen, new bathroom, new double glazing throughout, redecorate throughout, etc, but i have a concern regarding the exterior of the property.

The kitchen window is at the rear and is approx 5ft square. The top of the window frame (upvc double-glazed) is sagging in the middle under the weight of the wall above. Approx 6inch above the top of the window there is a crack approx 4ft across, and 1-2 inches vertically. I suspect this to be a problem/failure of the I-beam across the top of this window area.

What i want to find out is an approximation for how much this would cost to strip down and fix, and then build up again. I realise without seeing it any figure will only be approximate, but the answer i am looking for is say to the nearest £1000. ie 1k, 2-3k, 5-7k, 10k+ etc.

If it is not too much trouble I would also appreciate a brief description of what is likely to be involved – whilst this is one task I will be hiring a builder to do, I have an interest in how things happen etc. Smile

Once i have more idea about the costs involved for this particular job i will be able to determine if the property is worth considering purchasing...or if the costs to make it habitable are too much. (compared to other properties in the area which appear structurally sound)
-At this stage a full survey will be commissioned to check i have not missed anything else!

This property is for me to live in; however i have no rush to move out of my current accommodation so any building disruption involved is not an issue.

Many thanks in advance

AlanE · Posted: Sat Apr 14, 2007 9:10 pm Post subject:

Sounds like there is no lintel over the window!

Wall needs supporting above window using acrow props, or similar, then the wall above window rempving enough to insert lintel.

rog2054 · Joined: 11 Apr 2007 Posts: 3 Location: West Yorkshire, UK

Hi Alan,

Thanks for the explanation. I figured the work involved would be along those lines, but thanks for clarifying it.

Any rough ideas on the cost for this kind of work?

As it works out i'm no longer buying this property, but to satisfy my curiousity it would be useful to know the rough costs for this type of work for future properties (should i come across another with similar problems!)

Many thanks.

blute · Posted: Tue May 15, 2007 11:52 pm Post subject:

I have come across this problem on a number of occasions.
For some reason there was a time that builders didn't put lintols above windows and doors in the external brickwork but you would find that it has an internal concrete lintol that has been cast insitue with wall ties that go into the soldier course.
You should'nt pay more than £500