Expert: Bruce E. Johnson - 10/13/2009

Question
QUESTION: We are currently getting estimates about dealing with a bent (wavy distortion). iron lintel over the garage door. There is some rust. The bricks above are in good condition. No one can explain why this has occurred. Some have recommended only caulking the gap or straightening with hydraulic pressure. The method of replacing the lintel requires removal of 2-3 layers of brick.  One mason would weld a new lintel. The other would remove more bricks on the sides and replace the entire lintel. We are not clear about what is a C-channel and why the bricks over the garage door need to be removed. I have found information on the internet about a new patent for a brace for a lintel but all say it would not work. Any enlightenment would be greatly appreciated.

ANSWER: Hi Veronica, Oftentimes when masons are doing residential work, and sometimes on commercial work they don't flash the steel lintels properly or provide weep holes to allow any water trapped behind the brick or masonry to weep out thus keeping the steel of the lintel from rusting away.  Whay your lintel is bent or warped is a good question.  If the steel has totally failed and rusted completely beyond it's ability to hold up it's own weight it can become distorted.  If that is the reason for the deformity then the entire lintel needs to be replaced, it can't even be welded to.  It is possible that the lintel was bent prior to installation or hit somehow.  C-channel is used sometimes as a repair, two C-channels are bolted back to back sandwiching the failing lintel between them.  It is possible that your steel lintel is a C-beam as opposed to an I-beam which designates the shape of the steel beam when looking at the end profile. If you are going to replace the steel lintel I always recommend that it be hot dipped galvanized.  And as mentioned I like to flash the weather side of the beam with a good peel and stick flashing and allow for someway to relieve the build up of water behind the brick or stone.  I hope this information helps pleaser feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com

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QUESTION: Thank you for the prompt reply. The answer was very helpful, however, it is still not clear after talking to two estimators why 2-3 layers of bricks have to be removed to replace the lentil.

ANSWER: Hi again Veronica, since I cannot physically look at the beam in question it's tough for me to make a qualified answer to your question, however: It is possible that if a complete lintel replacement is necessary it may require several courses of material above the lentil to be removed and then replaced later. In cases of severe structural deterioration, I find that the most complete and extensive repair done by a qualified professional will save you money in the long run.  A patch or a rigged fix may prolong the inevitable but eventually you could end up doing the major repair anyhow.  If I may ask, how much do they want to do the work?  sincerely bruce e johnson

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QUESTION: Estimates for replacing the lintel were $2680.00 %26 $3365.00.

Answer
Hi again Veronica, Ouch!  It's costly but is it too much?  If your home is worth $350,000 then the cost to the value of the house is .08%..If the house is valued at $50,000 then the cost to value is 6%!  There are other methods available but without looking at the actual problem I can't suggest further repair ideas.  If you have a digital camera and can send me some photos I can possibly come up with a less expensive fix..Sincerely bruce e johnson..bejohnsonconsulting.com