Falmouth · Cornwall
Extension pulling away repairs in Falmouth
Rear and side extensions are common across Falmouth, 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£620per junction inc VAT
- Postcodes
- TR11
- Population
- about 32,000
- Area
- Cornwall
- Pricing region
- South West
What should you know about the ground under Falmouth?
With roughly 32,000 people, Falmouth spans postcode districts TR11 in Cornwall. Nearby, we also cover Truro (8 miles), Redruth (9 miles) and Camborne (11 miles).
Most of Cornwall is on firmer ground than the clay belts of the south-east. Old metal-mine shafts and workings are recorded in places, so mining searches are routine for some properties. Housing stock in Cornwall: Granite and slate-stone cottages, cob buildings, Victorian terraces and post-war estates.
What to expect when we carry out extension pulling away repairs
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.
Is it time for extension pulling away repairs? Common signs
- Patio doors or windows in the extension starting to bind
- A vertical crack or gap where the extension meets the house
- Extension roof flashing lifting off the original wall
What should you budget for extension pulling away repairs in Falmouth?
Guide prices below are for homes in Falmouth, on South West 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. | £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 |
Repair options we may recommend
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
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.
Your extension pulling away repairs questions
How much will extension pulling away repairs cost in Falmouth?
Guide prices for extension pulling away repairs in Falmouth 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.
Do you cover Falmouth?
We do. Falmouth and the surrounding area are covered, including nearby Truro and Redruth. A free initial assessment from your photos is the first step.
Is the ground in Cornwall prone to subsidence?
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.
Can a drain under my extension cause it to move?
Yes, a cracked or displaced drain beneath or beside an extension can soften clay or wash away fine soil. A CCTV drain survey usually finds it. Repairing the drain is often the first and most important step before any repair to the walls.
Can I just fill the gap with mastic?
Mastic can keep water out short term, but it does not stop movement or reconnect the walls. If the gap reopens after filling, something is still moving. Photograph and measure it over a few months first, so an engineer can see the trend.
Other structural repairs in Falmouth
- Lintel replacement
- Chimney stack repairs
- Wall tie replacement
- Gable end wall repairs
- Floor joist repairs
Extension pulling away repairs near Falmouth
Send photos of the extension junction at your Falmouth home, inside and out, and we will give a free initial assessment and a guide price.