Skelmersdale · Lancashire
Brick arch repairs in Skelmersdale
A dropped keystone over a front door is a familiar sight on older streets, in Skelmersdale and beyond, and it rarely fixes itself. We look at whether the arch bricks are sound and whether the wall either side has moved, then recommend the lighter repair where it will work.
Guide price from£385per arch inc VAT
- Postcodes
- WN8
- Population
- about 39,000
- Area
- Lancashire
- Pricing region
- North West
Is Lancashire prone to ground movement?
Skelmersdale (WN8) has around 39,000 residents and sits in Lancashire. Neighbouring towns we cover: Ormskirk (5 miles), Wigan (6 miles) and Kirkby (7 miles).
Clay soils are found in parts of Lancashire. Parts of Lancashire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Lancashire: Stone and brick mill terraces, seaside villas in Blackpool and Lytham, and inter-war and post-war semis.
From first photo to finished repair
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.
Symptoms that point to brick arch repairs
- A vertical crack running up from the middle of the arch
- A flat arch that has started to sag into a shallow curve
- Gaps opening between arch bricks at the top or bottom edge
Guide prices for brick arch repairs in Skelmersdale
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.
| 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 |
Methods for brick arch repairs
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
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.
Frequently asked questions
What is the price of brick arch repairs in Skelmersdale?
Guide prices for brick arch repairs in Skelmersdale 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 carry out brick arch repairs in Skelmersdale?
Yes, Skelmersdale is covered, along with postcode districts WN8. We also cover nearby Ormskirk and Wigan.
Does the ground around Skelmersdale cause cracking?
Lancashire is mostly glacial till over sandstone and mudstone, with the Burnley and Accrington coalfield in the east and soft coastal and estuarine ground on the Fylde. Old mill and mine sites leave made ground in many towns. 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.
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.
More repairs we carry out in Skelmersdale
- Boundary and garden wall repairs
- Bowing wall repairs
- Concrete repairs
- Floor joist repairs
- Subsidence insurance claim repairs
Brick arch repairs near Skelmersdale
If bricks in an arch at your Skelmersdale property are loose, photograph them from a safe distance and send them over for advice.