Dunoon · Argyll and Bute
Extension pulling away repairs in Dunoon
The ground under Dunoon and Argyll and Bute 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
- PA23
- Population
- about 8,000
- Area
- Argyll and Bute
- Pricing region
- Scotland
Is Argyll and Bute prone to ground movement?
Postcode districts PA23 cover Dunoon, a Argyll and Bute town of about 8,000 people. Nearby places we cover include Helensburgh (9 miles), Largs (11 miles) and Alexandria (13 miles).
Shrinkable clay is less common in Argyll and Bute than in south-east England. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Argyll and Bute: Victorian villas, stone terraces and cottages, and post-war estates.
What should you budget for extension pulling away repairs in Dunoon?
Guide prices below are for homes in Dunoon, on Scotland rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| 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 |
Repair options we may recommend
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
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
What to expect when we carry out extension pulling away repairs
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.
Repair the junction
Drains are repaired first if they are leaking. The joint is then tied, formed as a movement joint or rebuilt after underpinning, with roof flashings reset so the junction stays watertight. Building control is handled where needed.
Is it time for extension pulling away repairs? Common signs
- Extension roof flashing lifting off the original wall
- Daylight or draughts showing through the internal corner joint
- Mastic or render at the joint repeatedly splitting open
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.
Your extension pulling away repairs questions
How much should I budget for extension pulling away repairs in Dunoon?
Guide prices for extension pulling away repairs in Dunoon 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 Dunoon?
Survey visits to Dunoon are by arrangement because of travel and access. We can still give a free initial view from photos, and we tell you any travel cost before a visit is booked.
Why do houses in Argyll and Bute crack?
Argyll is hard rock with thin glacial soils and raised beaches along the coast; mainland towns such as Helensburgh and Oban sit on steep coastal slopes. Only an investigation can say why a particular building has moved.
What is a movement joint?
A movement joint is a deliberate, flexible break in a wall that lets two parts of a building move slightly without cracking. It is filled with a compressible material and sealed. At an extension junction it can replace a rigid joint that keeps cracking.
Who is responsible if a recent extension is moving?
If the extension is recent, the original builder, the designer or building control records may be relevant, and you may have rights against the builder. Gather the plans, completion certificate and contract. Insurance often excludes defects in new construction, so check your policy.
Related work in Dunoon
- Structural crack repairs
- Subsidence insurance claim repairs
- Chimney stack repairs
- Gable end wall repairs
- Bay window subsidence repairs
Extension pulling away repairs near Dunoon
Share the loss adjuster’s schedule for your Dunoon extension claim, and we will price the junction repair and making good to it in writing.