Arbroath · Angus and Dundee
Extension pulling away repairs in Arbroath
The ground under Arbroath and Angus and Dundee varies street by street, and extensions built on shallower footings feel those differences first. A trial pit and a drain survey usually tell an engineer how the extension’s foundation is coping.
Guide price from£570per junction inc VAT
- Postcodes
- DD11
- Population
- about 24,000
- Area
- Angus and Dundee
- Pricing region
- Scotland
Is Angus and Dundee prone to ground movement?
Arbroath is in Angus and Dundee and takes in postcode districts DD11. About 24,000 people live there. If you are just outside Arbroath, we also cover Carnoustie (6 miles), Montrose (12 miles) and Forfar (13 miles).
Most of Angus and Dundee is on firmer ground than the clay belts of the south-east. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Angus and Dundee: Sandstone tenements in Dundee, fishing-town houses and post-war estates.
Signs you may need extension pulling away repairs
- Mastic or render at the joint repeatedly splitting open
- Extension roof flashing lifting off the original wall
- Floor level dropping where the extension and house floors meet
How much will extension pulling away repairs cost in Arbroath?
Prices in Arbroath are worked out on Scotland rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £570 – £1,900 | per junction |
| Movement joint and making goodest. | £380 – £1,150 | per junction |
| Underpinning the extension where needed | £950 – £2,400 | per metre of wall |
Which repair method suits a home in Arbroath?
Movement joint and making good
Where some seasonal movement is expected to continue, the junction is formed into a proper flexible movement joint with a compressible filler and sealant, so the two parts can move without cracking. Flashings and internal finishes are detailed to suit.
Best for: Minor ongoing movement that does not threaten the structure
Junction crack repair with stainless ties
The open joint is cut out, stainless ties or helical bars are fixed across it into both the old and new masonry, and the joint is repointed or rendered to match. Inside, the corner is replastered. This suits extensions that moved once and have since stopped.
Best for: Settled extensions with a stable gap at the junction
What happens when we carry out extension pulling away repairs in Arbroath?
Show us the junction
Send photos of the crack outside, the internal corner and any flashing above, with a measure for scale. We give a free initial assessment and an initial view on whether the gap is likely old or still opening.
Choose the fix
The engineer decides between ties, a movement joint or underpinning. We confirm a fixed price in writing once the repair is specified, covering the junction, flashings, internal finishes and any foundation work.
Finish and hand over
Internal corners are replastered, skirtings and coving refixed, and doors or windows in the extension eased where the movement affected them. Records of the repair and any approvals are passed to you.
Rules for extension pulling away repairs in Scotland
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Extension pulling away repairs in Arbroath: questions and answers
How much should I budget for extension pulling away repairs in Arbroath?
Guide prices for extension pulling away repairs in Arbroath start from about £570 per junction, including VAT, on Scotland 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 Arbroath?
Yes. We take enquiries from across Arbroath, including DD11, and from nearby places such as Carnoustie and Montrose. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Angus and Dundee crack?
Angus and Dundee sit on Old Red Sandstone and igneous rock with glacial and raised-beach deposits. Hillside sites in Dundee mean retaining walls are common. Only an investigation can say why a particular building has moved.
Why is my extension pulling away from my house?
Usually because the extension and the house sit on different foundations that react differently to the ground. Shallow extension footings, leaking drains under the extension, nearby roots and weak tie-ins between old and new walls are the common causes.
Is it normal for an extension to crack at the join?
A fine crack at the junction is fairly common, especially in the first few years as a new extension settles. It becomes a concern when the gap is widening, tapering, letting in water or matched by sticking doors and sloping floors. Those signs point to continuing movement.
Related work in Arbroath
- Crack stitching
- Underpinning
- Subsidence insurance claim repairs
- Chimney stack repairs
- Wall tie replacement
Extension pulling away repairs near Arbroath
Send photos of the extension junction at your Arbroath home, inside and out, and we will give a free initial assessment and a guide price.