Bodmin · Cornwall
Brick arch repairs in Bodmin
A dropped keystone over a front door is a familiar sight on older streets, in Bodmin and beyond, and it rarely fixes itself. We look at whether the arch bricks are sound and whether the wall either side has moved, then recommend the lighter repair where it will work.
Guide price from£410per arch inc VAT
- Postcodes
- PL31
- Population
- about 17,000
- Area
- Cornwall
- Pricing region
- South West
Why does the ground in Cornwall matter for brick arch repairs?
Bodmin (PL31) has around 17,000 residents and sits in Cornwall. If you are just outside Bodmin, we also cover St Austell (9 miles), Newquay (16 miles) and Truro (20 miles).
Most of Cornwall is on firmer ground than the clay belts of the south-east. Old metal-mine shafts and workings are recorded in places, so mining searches are routine for some properties. Across Cornwall, most homes are granite and slate-stone cottages, cob buildings, Victorian terraces and post-war estates.
Symptoms that point to brick arch repairs
- The centre bricks of an arch sitting lower than the rest
- A vertical crack running up from the middle of the arch
- Mortar falling out of the arch joints after frosty weather
Guide prices for brick arch repairs in Bodmin
Guide prices below are for homes in Bodmin, on South West rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Stitching and reinforcing a sound archest. | £410 – £1,250 | per arch |
| Rebuilding an arch (one side) | £925 – £1,350 | per opening |
| Rebuilding an arch (both sides) | £1,850 – £2,700 | per opening |
Methods for brick arch repairs
Reinforcing a sound arch
Where the arch has only dropped slightly and the bricks are sound, stainless helical bars are bonded into the bed joints just above it, extending well into the wall on each side. The bars turn the courses above into a reinforced band of masonry, so the arch no longer has to carry the full load. Joints are repointed to match.
Best for: Slightly dropped or cracked arches with sound bricks
Lime mortar repairs
On older houses built in soft brick and lime, the arch is rebuilt or repointed in a lime mortar matched to the original. Lime lets moisture escape and moves slightly with the wall, so it protects the bricks rather than forcing damage into them, as hard cement mortar can.
Best for: Pre-1919 houses and soft historic brick
From first photo to finished repair
Look at the arch closely
Straight-on photos of the arch and the wall either side show us how far it has dropped, whether the bricks are sound and whether the cause seems to be the arch itself or the wall around it.
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.
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 England
Like-for-like repairs such as crack stitching and repointing do not usually need building control approval in England, but anything that changes or strengthens the structure, such as underpinning or rebuilding a wall, does. If the work touches a party wall, the Party Wall etc. Act 1996 may apply.
Frequently asked questions
What is the price of brick arch repairs in Bodmin?
Guide prices for brick arch repairs in Bodmin start from about £410 per arch, including VAT, on South West 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 Bodmin?
Yes, Bodmin is covered, along with postcode districts PL31. We also cover nearby St Austell and Newquay.
Does the ground around Bodmin cause cracking?
Cornwall is mostly granite and slate with little shrinkable clay, so clay subsidence is less common than in the south-east. Historic tin and copper mining has left shafts and workings in places such as Camborne and Redruth, and mining searches are routine there. 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.
Do flat brick arches need a lintel?
Many flat soldier arches were built with a hidden steel bar or timber behind, because they have little true arch action. When repairing one, we check what is supporting it and, where needed, reinforce it with bars or add suitable support behind.
More repairs we carry out in Bodmin
Brick arch repairs near Bodmin
Request a written, no-obligation price for arch repairs in Bodmin; every arch is itemised, along with any work needed on the inside face.