Armadale · Edinburgh and the Lothians
Brick arch repairs in Armadale
Rebuilding an arch in Armadale is a precise job: a former cut to the exact curve, tight joints and a keystone set at the right height. Done well, the new arch looks as though it was always there.
Guide price from£380per arch inc VAT
- Postcodes
- EH47, EH48
- Population
- about 13,000
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
Why does the ground in Edinburgh and the Lothians matter for brick arch repairs?
Armadale, Edinburgh and the Lothians: about 13,000 residents across postcode districts EH47, EH48. Neighbouring towns we cover: Bathgate (3 miles), Livingston (7 miles) and Linlithgow (7 miles).
Shrinkable clay is less common in Edinburgh and the Lothians than in south-east England. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in Edinburgh and the Lothians: Sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.
Symptoms that point to brick arch repairs
- Mortar falling out of the arch joints after frosty weather
- The centre bricks of an arch sitting lower than the rest
- A flat arch that has started to sag into a shallow curve
Guide prices for brick arch repairs in Armadale
Guide prices below are for homes in Armadale, on Scotland 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. | £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 |
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
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
From first photo to finished repair
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.
Frequently asked questions
How much should I budget for brick arch repairs in Armadale?
Guide prices for brick arch repairs in Armadale 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.
Can you survey a property in Armadale?
We do. Armadale and the surrounding area are covered, including nearby Bathgate and Livingston. A free initial assessment from your photos is the first step.
Why do houses in Edinburgh and the Lothians crack?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. 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.
Is a dropped brick arch dangerous?
A slightly dropped arch is not usually an immediate danger, but it is no longer carrying load as it should and tends to worsen. Loose bricks that could fall, or a fast-growing crack above, need prompt attention. Do not rely on the window frame to hold it.
Related work in Armadale
- Bay window subsidence repairs
- Subsidence repairs
- Boundary and garden wall repairs
- Concrete repairs
- Floor joist repairs
Brick arch repairs near Armadale
Our guide-price tool covers arch reinforcement and rebuilds in Armadale; add a photo and we can say which applies to yours.