Thornton-Cleveleys · Lancashire
Brick arch repairs in Thornton-Cleveleys
A dropped keystone over a front door is a familiar sight on older streets, in Thornton-Cleveleys 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
- FY2, FY5, FY6
- Population
- about 31,000
- Area
- Lancashire
- Pricing region
- North West
What should you know about the ground under Thornton-Cleveleys?
Thornton-Cleveleys is in Lancashire and takes in postcode districts FY2, FY5, FY6. About 31,000 people live there. Nearby places we cover include Poulton-le-Fylde (3 miles), Fleetwood (4 miles) and Blackpool (4 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. What you mostly find across Lancashire: stone and brick mill terraces, seaside villas in Blackpool and Lytham, and inter-war and post-war semis.
Symptoms that point to brick arch repairs
- A flat arch that has started to sag into a shallow curve
- Mortar falling out of the arch joints after frosty weather
- A vertical crack running up from the middle of the arch
Guide prices for brick arch repairs in Thornton-Cleveleys
For Thornton-Cleveleys 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.
| 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
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.
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.
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 Thornton-Cleveleys?
Guide prices for brick arch repairs in Thornton-Cleveleys 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 Thornton-Cleveleys?
Yes. We take enquiries from across Thornton-Cleveleys, including FY2, FY5, FY6, and from nearby places such as Poulton-le-Fylde and Fleetwood. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Thornton-Cleveleys 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.
Is a dropped brick arch dangerous?
A slightly dropped arch is not usually an immediate danger, but it is no longer carrying load as it should and tends to worsen. Loose bricks that could fall, or a fast-growing crack above, need prompt attention. Do not rely on the window frame to hold it.
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 Thornton-Cleveleys
- Structural crack repairs
- Concrete repairs
- Structural surveys and crack monitoring
- Extension pulling away repairs
- Retaining wall repairs
Brick arch repairs near Thornton-Cleveleys
If bricks in an arch at your Thornton-Cleveleys property are loose, photograph them from a safe distance and send them over for advice.