Dunstable · Bedfordshire
Extension pulling away repairs in Dunstable
Rear and side extensions are common across Dunstable, and so is the crack where new meets old. Usually it reflects the two parts sitting on different foundations, and the first question is whether the gap is still opening.
Guide price from£630per junction inc VAT
- Postcodes
- LU6
- Population
- about 52,000
- Area
- Bedfordshire
- Pricing region
- East of England
What should you know about the ground under Dunstable?
Dunstable (LU6) has around 52,000 residents and sits in Bedfordshire. Nearby places we cover include Luton (5 miles), Leighton Buzzard (6 miles) and Harpenden (9 miles).
Bedfordshire is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Bedfordshire: Victorian terraces in Bedford and Luton, large inter-war and post-war estates, and newer estates on former clay pits and brickfields.
What happens when we carry out extension pulling away repairs in Dunstable?
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.
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.
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.
Signs you may need extension pulling away repairs
- Extension roof flashing lifting off the original wall
- Patio doors or windows in the extension starting to bind
- Daylight or draughts showing through the internal corner joint
How much will extension pulling away repairs cost in Dunstable?
For Dunstable we use East of England 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 |
|---|---|---|
| Junction crack repair with stainless tiesest. | £630 – £2,100 | per junction |
| Movement joint and making goodest. | £420 – £1,250 | per junction |
| Underpinning the extension where needed | £1,050 – £2,600 | per metre of wall |
Which repair method suits a home in Dunstable?
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
Rules for extension pulling away repairs in England
In England, underpinning and other work that alters or strengthens a wall or foundation is building work under the Building Regulations (Part A, structure), so building control approves and inspects it. Like-for-like repairs often are not, and we tell you which applies before a price is agreed. Work to a party wall, or excavation close to a neighbour’s foundations, can also need a notice under the Party Wall etc. Act 1996.
Extension pulling away repairs in Dunstable: questions and answers
How much will extension pulling away repairs cost in Dunstable?
Guide prices for extension pulling away repairs in Dunstable start from about £630 per junction, including VAT, on East of England rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Dunstable?
Yes. We take enquiries from across Dunstable, including LU6, and from nearby places such as Luton and Leighton Buzzard. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Bedfordshire prone to subsidence?
Much of Bedfordshire sits on Oxford Clay and Gault Clay, with chalk rising towards the Chilterns in the south. The clay vales shrink in dry summers and swell in wet winters, which is why seasonal cracking is common around Bedford. Only an investigation can say why a particular building has moved.
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.
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.
Other structural repairs in Dunstable
- Underpinning
- Resin injection ground stabilisation
- Lintel replacement
- Subsidence repairs
- Structural crack repairs
Extension pulling away repairs near Dunstable
Share the loss adjuster’s schedule for your Dunstable extension claim, and we will price the junction repair and making good to it in writing.