Ashton-under-Lyne · Greater Manchester
Brick arch repairs in Ashton-under-Lyne
Flat soldier arches on Ashton-under-Lyne houses tend to sag once a hidden bar rusts or an old window frame is replaced. Reinforcing them with stainless bars in the joints above is often enough, without taking the arch down.
Guide price from£385per arch inc VAT
- Postcodes
- M34, M43, OL6, OL7, SK14
- Population
- about 44,000
- Area
- Greater Manchester
- Pricing region
- North West
Why does the ground in Greater Manchester matter for brick arch repairs?
With roughly 44,000 people, Ashton-under-Lyne spans postcode districts M34, M43, OL6, OL7, SK14 in Greater Manchester. Neighbouring towns we cover: Hyde (3 miles), Oldham (4 miles) and Manchester (6 miles).
Parts of Greater Manchester have clay that can shrink near trees in dry spells. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Greater Manchester: Red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
Which repair method suits a home in Ashton-under-Lyne?
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 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 Ashton-under-Lyne?
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.
Choose reinforce or rebuild
We recommend reinforcement where the arch is sound and only slightly displaced, and a rebuild where it has dropped badly or bricks are loose. If the wall beside the opening is moving, that is dealt with first.
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
- Gaps opening between arch bricks at the top or bottom edge
- A vertical crack running up from the middle of the arch
- The centre bricks of an arch sitting lower than the rest
How much will brick arch repairs cost in Ashton-under-Lyne?
Prices in Ashton-under-Lyne are worked out on North West rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Stitching and reinforcing a sound archest. | £385 – £1,150 | per arch |
| Rebuilding an arch (one side) | £865 – £1,250 | per opening |
| Rebuilding an arch (both sides) | £1,750 – £2,500 | per opening |
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.
Brick arch repairs in Ashton-under-Lyne: questions and answers
How much should I budget for brick arch repairs in Ashton-under-Lyne?
Guide prices for brick arch repairs in Ashton-under-Lyne start from about £385 per arch, including VAT, on North West 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 Ashton-under-Lyne?
Yes. We take enquiries from across Ashton-under-Lyne, including M34, M43, OL6, OL7, and from nearby places such as Hyde and Oldham. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Greater Manchester crack?
Greater Manchester is mostly glacial till over sandstone and mudstone, with the Lancashire coalfield beneath much of Wigan, Bolton, Salford and parts of the east. Historic mine workings, made ground and old mill sites are common. 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.
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.
Related work in Ashton-under-Lyne
- Bowing wall repairs
- Roof structure repairs
- Structural surveys and crack monitoring
- Subsidence insurance claim repairs
- Resin injection ground stabilisation
Brick arch repairs near Ashton-under-Lyne
If bricks in an arch at your Ashton-under-Lyne property are loose, photograph them from a safe distance and send them over for advice.