Bathgate · Edinburgh and the Lothians
Brick arch repairs in Bathgate
Before repairing a brick arch at a Bathgate 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
- EH48
- Population
- about 24,000
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
How do local ground conditions affect brick arch repairs in Bathgate?
Bathgate (EH48) has around 24,000 residents and sits in Edinburgh and the Lothians. Neighbouring towns we cover: Armadale (3 miles), Livingston (5 miles) and Linlithgow (5 miles).
Clay shrinkage is less of a concern in Edinburgh and the Lothians, so other causes such as drains, poor footings or older walls are checked first. 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.
What should you budget for brick arch repairs in Bathgate?
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 |
Repair options we may recommend
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
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
What to expect when we carry out brick arch repairs
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.
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.
Is it time for brick arch repairs? Common signs
- Cracks stepping out from the arch ends into the wall
- Mortar falling out of the arch joints after frosty weather
- The centre bricks of an arch sitting lower than the rest
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.
Your brick arch repairs questions
What is the price of brick arch repairs in Bathgate?
Guide prices for brick arch repairs in Bathgate 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 Bathgate?
We do. Bathgate and the surrounding area are covered, including nearby Armadale and Livingston. A free initial assessment from your photos is the first step.
Does the ground around Bathgate cause cracking?
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.
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 Bathgate
- Subsidence repairs
- Wall tie replacement
- Subsidence insurance claim repairs
- Lintel replacement
- Extension pulling away repairs
Brick arch repairs near Bathgate
Send a straight-on photo of the dropped or cracked arch at your Bathgate home, and we will offer a free view on whether it needs reinforcing or rebuilding.