Brick arch repairs in Burntwood

Postcodes: WS7
Population: about 29,000
Area: Staffordshire
Pricing region: West Midlands

Is Staffordshire prone to ground movement?

We cover Burntwood and its postcode districts WS7, part of Staffordshire, with a population of roughly 29,000. Neighbouring towns we cover: Great Wyrley (4 miles), Lichfield (4 miles) and Cannock (4 miles).

Clay soils are found in parts of Staffordshire. Parts of Staffordshire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Staffordshire: Potteries terraces, brick villas, inter-war semis and post-war estates.

What to expect when we carry out brick arch repairs

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.
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.

Is it time for brick arch repairs? Common signs

A flat arch that has started to sag into a shallow curve
Gaps opening between arch bricks at the top or bottom edge
A vertical crack running up from the middle of the arch

What should you budget for brick arch repairs in Burntwood?

For Burntwood we use West Midlands 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 West Midlands rates. Items marked est. are our estimates.
Item	Guide price	Per
Stitching and reinforcing a sound archest.	£400 – £1,200	per arch
Rebuilding an arch (one side)	£900 – £1,300	per opening
Rebuilding an arch (both sides)	£1,800 – £2,600	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

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

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 Burntwood?

Guide prices for brick arch repairs in Burntwood start from about £400 per arch, including VAT, on West Midlands 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 Burntwood?

Yes, Burntwood is covered, along with postcode districts WS7. We also cover nearby Great Wyrley and Lichfield.

Why do houses in Staffordshire crack?

North Staffordshire around Stoke-on-Trent, Newcastle-under-Lyme and Kidsgrove, and the Cannock Chase area, lie on coalfields with recorded workings. Much of the rest of the county is Mercia Mudstone and glacial clay. 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.

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.

Related work in Burntwood

Brick arch repairs near Burntwood

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