Greater London · England
Brick arch repairs in Greater London
Across Greater London, requests for brick arch repairs usually begin with a crack someone has noticed getting wider. Much of Greater London sits on clay that shrinks in dry summers and swells in wet winters. A repair only lasts if the reason for the movement has stopped.
Guide price from£500per arch inc VAT
- Area
- Greater London
- Pricing region
- London
- Ground
- Shrinkable clay widespread
- Towns listed
- 32
What is the ground like in Greater London?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees.
Ground movement here is more often linked to soils, drains and trees than to mining. Across Greater London, most homes are Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
Repair options we may recommend
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
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.
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.
Is it time for brick arch repairs? Common signs
- Mortar falling out of the arch joints after frosty weather
- A vertical crack running up from the middle of the arch
- Gaps opening between arch bricks at the top or bottom edge
- Cracks stepping out from the arch ends into the wall
What should you budget for brick arch repairs in Greater London?
For Greater London we use London 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. | £500 – £1,500 | per arch |
| Rebuilding an arch (one side) | £1,100 – £1,600 | per opening |
| Rebuilding an arch (both sides) | £2,250 – £3,250 | per opening |
Do you need approval 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.
Find brick arch repairs in your Greater London town
- Croydon
- Barnet
- Ealing
- Newham
- Brent
- Bromley
- Enfield
- Wandsworth
- Lambeth
- Tower Hamlets
- Redbridge
- Southwark
- Hillingdon
- Lewisham
- Greenwich
- Hounslow
- Waltham Forest
- Haringey
- Havering
- Harrow
- Hackney
- Bexley
- Barking and Dagenham
- Islington
- Merton
- Camden
- Sutton
- Westminster
- Richmond upon Thames
- Hammersmith and Fulham
- Kingston upon Thames
- Kensington and Chelsea
Your brick arch repairs questions
Why do houses in Greater London crack?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. Ground movement here is more often linked to soils, drains and trees than to mining. Only an investigation on site can say why a particular building has moved.
How much will brick arch repairs cost in Greater London?
On London rates, brick arch repairs starts from about £500 per arch, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
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.
What is a former in arch building?
A former, sometimes called a centre, is a temporary timber frame cut to the exact shape of the arch. It supports the bricks while the arch is laid and the mortar cures, and is removed once the arch can carry itself.
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.