Bodmin · Cornwall
Extension pulling away repairs in Bodmin
For many Bodmin homes, the extension was added decades after the house was built, on concrete that never matched the original footings. Where that difference causes movement, a designed movement joint or a deeper foundation is the usual fix.
Guide price from£620per junction inc VAT
- Postcodes
- PL31
- Population
- about 17,000
- Area
- Cornwall
- Pricing region
- South West
What should you know about the ground under Bodmin?
Postcode districts PL31 cover Bodmin, a Cornwall town of about 17,000 people. If you are just outside Bodmin, we also cover St Austell (9 miles), Newquay (16 miles) and Truro (20 miles).
Shrinkable clay is less common in Cornwall than in south-east England. Old metal-mine shafts and workings are recorded in places, so mining searches are routine for some properties. Across Cornwall, most homes are granite and slate-stone cottages, cob buildings, Victorian terraces and post-war estates.
Guide prices for extension pulling away repairs in Bodmin
Prices in Bodmin are worked out on South West 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. | £620 – £2,050 | per junction |
| Movement joint and making goodest. | £410 – £1,250 | per junction |
| Underpinning the extension where needed | £1,050 – £2,600 | per metre of wall |
Methods for extension pulling away repairs
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
Underpinning the extension
If the extension is still dropping because its footings are too shallow or on poor ground, they are taken deeper by mass concrete, beam-and-base or mini-piles. The engineer designs the scheme, and the junction is repaired once the new foundation is in.
Best for: Active movement from shallow footings, roots or soft ground
From first photo to finished repair
Find what is moving
An independent chartered structural engineer can inspect, and we can arrange one. A drain survey under the extension, a trial pit at its footing and tell-tale monitoring across the joint are common checks before choosing the repair.
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.
Symptoms that point to extension pulling away repairs
- Patio doors or windows in the extension starting to bind
- A vertical crack or gap where the extension meets the house
- Daylight or draughts showing through the internal corner joint
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.
Frequently asked questions
How much should I budget for extension pulling away repairs in Bodmin?
Guide prices for extension pulling away repairs in Bodmin start from about £620 per junction, including VAT, on South West 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 Bodmin?
Yes. We take enquiries from across Bodmin, including PL31, and from nearby places such as St Austell and Newquay. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Cornwall crack?
Cornwall is mostly granite and slate with little shrinkable clay, so clay subsidence is less common than in the south-east. Historic tin and copper mining has left shafts and workings in places such as Camborne and Redruth, and mining searches are routine there. 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.
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.
Related work in Bodmin
- Floor joist repairs
- Bowing wall repairs
- Gable end wall repairs
- Retaining wall repairs
- Lintel replacement
Extension pulling away repairs near Bodmin
For a no-obligation written quote to repair an extension pulling away in Bodmin, call or send a few photos with a tape measure across the gap.