Brick arch repairs in Irlam

Postcodes: M31, M41, M44
Population: about 19,000
Area: Greater Manchester
Pricing region: North West

Is Greater Manchester prone to ground movement?

Irlam (M31, M41, M44) has around 19,000 residents and sits in Greater Manchester. Nearby, we also cover Sale (4 miles), Altrincham (5 miles) and Tyldesley (5 miles).

Greater Manchester has a mix of ground, with clay in some places and firmer rock in others. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Greater Manchester: red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.

What should you budget for brick arch repairs in Irlam?

The ranges below reflect typical North West costs for brick arch repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.

Guide prices inc VAT on North West rates. Items marked est. are our estimates.
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

Repair options we may recommend

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

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 to expect when we carry out brick arch repairs

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.
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

The centre bricks of an arch sitting lower than the rest
A vertical crack running up from the middle of the arch
A flat arch that has started to sag into a shallow curve

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.

Your brick arch repairs questions

How much should I budget for brick arch repairs in Irlam?

Guide prices for brick arch repairs in Irlam 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 Irlam?

Yes, Irlam is covered, along with postcode districts M31, M41, M44. We also cover nearby Sale and Altrincham.

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.

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.

Do flat brick arches need a lintel?

Many flat soldier arches were built with a hidden steel bar or timber behind, because they have little true arch action. When repairing one, we check what is supporting it and, where needed, reinforce it with bars or add suitable support behind.

Related work in Irlam

Brick arch repairs near Irlam

Have several dropped arches along one Irlam elevation? We can price them together and suggest the order that makes sense.