Dunoon · Argyll and Bute
Brick arch repairs in Dunoon
Before repairing a brick arch at a Dunoon property, we check what sits behind it. A rotting timber lintel on the inner face is a frequent hidden cause, and fixing only the visible arch would leave the real problem in place.
Guide price from£380per arch inc VAT
- Postcodes
- PA23
- Population
- about 8,000
- Area
- Argyll and Bute
- Pricing region
- Scotland
Is Argyll and Bute prone to ground movement?
With roughly 8,000 people, Dunoon spans postcode districts PA23 in Argyll and Bute. Nearby, we also cover Helensburgh (9 miles), Largs (11 miles) and Alexandria (13 miles).
Most of Argyll and Bute is on firmer ground than the clay belts of the south-east. Ground movement here is more often linked to soils, drains and trees than to mining. Across Argyll and Bute, most homes are Victorian villas, stone terraces and cottages, and post-war estates.
Signs you may need brick arch repairs
- Mortar falling out of the arch joints after frosty weather
- Cracks stepping out from the arch ends into the wall
- A flat arch that has started to sag into a shallow curve
How much will brick arch repairs cost in Dunoon?
The ranges below reflect typical Scotland costs for brick arch repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Stitching and reinforcing a sound archest. | £380 – £1,150 | per arch |
| Rebuilding an arch (one side) | £855 – £1,250 | per opening |
| Rebuilding an arch (both sides) | £1,700 – £2,450 | per opening |
Which repair method suits a home in Dunoon?
Rebuilding over a former
A timber former is cut to the arch profile and propped under the opening. The old arch is carefully taken down, bricks cleaned for reuse, and the arch rebuilt over the former with tight joints and a properly set keystone. The former stays until the mortar is strong enough to carry the load.
Best for: Badly dropped arches or ones with loose voussoirs
Rebuilding both faces
Where the arch shows inside as well as outside, or a rotten timber behind it has also failed, both faces are rebuilt. The inner timber is replaced with a suitable lintel, and the outer arch is reformed in front. The two are worked in sequence so the wall is supported throughout.
Best for: Arches with a failed timber or inner face
What happens when we carry out brick arch repairs in Dunoon?
Support the opening
Props carry the brickwork above, and for a rebuild a former is made to the exact profile of the arch. The window or door frame is protected so it is not asked to carry any load.
Repair the arch
Bars are bonded into the joints above a sound arch, or the arch is taken down and relaid over the former using the original bricks where possible, with matched replacements for any that are damaged.
Strike the former and point
Once the mortar has cured enough, the former and props are removed. Joints are finished to match the surrounding wall, and any cracks running from the arch into the wall are repaired at the same visit.
Rules for brick arch repairs in Scotland
In Scotland, small repairs often do not need a building warrant, but structural alterations and strengthening generally do. Check with the council’s building standards service if unsure; there is no Party Wall Act in Scotland.
Brick arch repairs in Dunoon: questions and answers
What is the price of brick arch repairs in Dunoon?
Guide prices for brick arch repairs in Dunoon start from about £380 per arch, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out brick arch repairs in Dunoon?
Survey visits to Dunoon are by arrangement because of travel and access. We can still give a free initial view from photos, and we tell you any travel cost before a visit is booked.
Does the ground around Dunoon cause cracking?
Argyll is hard rock with thin glacial soils and raised beaches along the coast; mainland towns such as Helensburgh and Oban sit on steep coastal slopes. Only an investigation can say why a particular building has moved.
Should a brick arch be repaired with lime mortar?
On older houses built with soft bricks and lime, yes, in most cases. Lime mortar lets the wall breathe and is weaker than the brick, so any movement or frost damage happens in the joints rather than the bricks. Modern hard brickwork can take a cement-based mortar.
Can a dropped arch be repaired without rebuilding it?
Yes, if the drop is small and the brickwork is in good condition. Bars bonded into the joints above can take the load off the arch and hold it in place. If the bricks are loose or the arch has dropped badly, rebuilding is the more reliable repair.
More repairs we carry out in Dunoon
- Concrete repairs
- Retaining wall repairs
- Bay window subsidence repairs
- Crack stitching
- Gable end wall repairs
Brick arch repairs near Dunoon
Have several dropped arches along one Dunoon elevation? We can price them together and suggest the order that makes sense.