Dumfries · Dumfries and Galloway
Brick arch repairs in Dumfries
Before repairing a brick arch at a Dumfries 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
- DG1, DG2
- Population
- about 46,000
- Area
- Dumfries and Galloway
- Pricing region
- Scotland
What should you know about the ground under Dumfries?
Dumfries, Dumfries and Galloway: about 46,000 residents across postcode districts DG1, DG2. Neighbouring towns we cover: Annan (15 miles).
Most of Dumfries and Galloway 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 Dumfries and Galloway, most homes are red sandstone town houses, whitewashed cottages and post-war estates.
Which repair method suits a home in Dumfries?
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
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 Dumfries?
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.
Signs you may need brick arch repairs
- Cracks stepping out from the arch ends into the wall
- Mortar falling out of the arch joints after frosty weather
- Gaps opening between arch bricks at the top or bottom edge
How much will brick arch repairs cost in Dumfries?
For Dumfries we use Scotland rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| 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 |
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 Dumfries: questions and answers
What is the price of brick arch repairs in Dumfries?
Guide prices for brick arch repairs in Dumfries 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 Dumfries?
Yes. We take enquiries from across Dumfries, including DG1, DG2, and from nearby places such as Annan. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Dumfries cause cracking?
Dumfries and Galloway is mainly older hard rock and red sandstone with glacial deposits, and soft estuarine ground along the Solway coast. Only an investigation can say why a particular building has moved.
Why has the middle of my brick arch dropped?
The centre of an arch usually drops because the bricks have lost their wedge, either because the wall at the sides has moved or the mortar has worn away. A rotting timber hidden behind the arch is another common cause. The keystone slipping is the visible result.
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 Dumfries
- Wall tie replacement
- Roof structure repairs
- Underpinning
- Subsidence insurance claim repairs
- Concrete repairs
Brick arch repairs near Dumfries
Once the brick and mortar match is agreed for your Dumfries arch, we put a fixed price in writing before any work is booked.