What are lintels and how do they fail over time?

In commercial and institutional masonry buildings, lintels are horizontal supports installed above doors, windows, and other façade openings. Their primary function is to transfer loads from the masonry above safely around the opening and into the wall system. Lintels are commonly fabricated from steel, reinforced concrete, or sometimes stone in historic buildings. Properly designed and maintained lintels are crucial for long-term structural performance and exterior envelope integrity.

Over time, lintels can experience several forms of deterioration. In New England, common causes include repeated freeze-thaw cycles, moisture infiltration, air pollutant exposure, and deferred maintenance. Steel lintels are particularly vulnerable to rust when waterproofing measures, such as cavity flashings and sealants, are compromised. When steel corrodes, it expands, which can lead to masonry cracking, spalling, and even displacement of bricks or stones above the opening. Stone and concrete lintels can similarly deteriorate due to water infiltration, chloride exposure (especially in garages and coastal environments), and freeze-thaw action, resulting in cracking or loss of structural bearing.

Symptoms of lintel failure may include step cracking in masonry, rust stains, bowing brickwork, bulging walls, or water infiltration around window and door heads. In severe cases, compromised lintels can endanger occupant safety and expose interior spaces to water damage and energy loss. Early detection through regular façade inspections and preventative maintenance planning is critical, particularly for aging properties or those exposed to harsh New England weather. Proper restoration typically involves removal of damaged masonry, replacement or repair of the lintel, reinstatement of flashing, and reinstallation of masonry using compatible materials and techniques suited to the building’s age and design.

ESI Waterproofing & Masonry Restoration, Inc.’s professional evaluation is the best way to determine the condition of existing lintels and the appropriate repair strategy. Addressing lintel failures proactively helps protect structural integrity, extend façade life, and manage risk for commercial, municipal, and historic buildings.