Brickwork above window - window ties?

[drkmuk]

I’m in the process of buying an old house (300 years old) and the building survey has picked up that a downstairs UPVC window is supporting the bricks above and it’s not strong enough. The survey says:

"To the front elevation there is some evidence of cracking to the brickwork immediately above the dining room window which may indicate the quality of support to the window is not great. Ideally the windows should have been replaced either by a FENSA registered contractor or with the benefit of Building Regulation approval to ensure that the support above the opening is adequate."

"It is possible that the original windows, which probably were timber provided support to the brickwork at this point and that the new windows are also providing such support which clearly is unsatisfactory. It may be necessary to provide some support either using Helifix wall ties or similar."

I’ve spoken to one builder who has quoted £1000 to put in wall ties as suggested in the survey (builder A)

Another builder has suggested something totally different. He says to remove the window to install a new lintel and relay above brickwork, install a new A rated window then make good the plaster inside the house, at a cost of £2700-£3000 + vat. (builder B)

This is the first house I’ve bought and I know nothing about building. Both approaches are totally different and I'm not sure which one is the current route to go down.

Can anyone give me advice on this situation please?

[toolbox]

Go with the second option, common problem, old houses were built around the wooden frame which was stronger than UPVC. Lazy installers just bung in a modern window and you see the result, a lintel is the way to go shouldn't need the whole window out just cut in around the top and fit a lintel unless it is a very small window then it might be easier to remove and refit.
If there is any paperwork and the window is fairly new chase up the company that fitted it.
Just get a brickie in to do the lintel and repair the loose bricks.

[dewaltdisney]

I agree, the second option is the way to go but it seems like a 'I don't want to do it price' as it is very high for the work involved in my opinion. As the purchase is in progress, there is room for a price adjustment but I would be wary that the other windows may have all been done the same way and there is potentially a much bigger overall problem to contend with. This is the problem with older houses as you have 300 years of people messing about with them and if this was picked up on the basic mortgage Homeowner survey, and these are usually very superficial, you are not really sure what is there.

Might be time to go back to Rightmove

DWD