Brick arch repairs in Oldham

Postcodes: OL1, OL8, OL9
Population: about 240,000
Area: Greater Manchester
Pricing region: North West

How do local ground conditions affect brick arch repairs in Oldham?

Postcode districts OL1, OL8, OL9 cover Oldham, a Greater Manchester town of about 240,000 people. Nearby, we also cover Middleton (3 miles), Ashton-under-Lyne (4 miles) and Rochdale (6 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. Housing stock in 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 Oldham?

For Oldham we use North West rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.

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 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

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

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.
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

Gaps opening between arch bricks at the top or bottom edge
A flat arch that has started to sag into a shallow curve
The centre bricks of an arch sitting lower than the rest

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 will brick arch repairs cost in Oldham?

Guide prices for brick arch repairs in Oldham 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.

Do you cover Oldham?

Yes, Oldham is covered, along with postcode districts OL1, OL8, OL9. We also cover nearby Middleton and Ashton-under-Lyne.

Is the ground in Greater Manchester prone to subsidence?

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 you match the original bricks?

Usually, because most arches are rebuilt with their own cleaned bricks, which is the best match of all. Damaged bricks are replaced with reclaimed or new bricks chosen for size, colour and texture, and the mortar is matched to the surrounding joints.

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.

Other structural repairs in Oldham

Brick arch repairs near Oldham

If bricks in an arch at your Oldham property are loose, photograph them from a safe distance and send them over for advice.