Lisburn · County Antrim
Extension pulling away repairs in Lisburn
Repairing a separating extension in Lisburn can be as simple as tying the junction or as involved as underpinning. The choice rests on the movement history and the ground, and we confirm a fixed written price once the repair is specified.
Guide price from£530per junction inc VAT
- Postcodes
- BT17, BT27, BT28
- Population
- about 78,000
- Area
- County Antrim
- Pricing region
- Northern Ireland
What should you know about the ground under Lisburn?
Lisburn, County Antrim: about 78,000 residents across postcode districts BT17, BT27, BT28. Neighbouring towns we cover: Belfast (7 miles), Newtownabbey (11 miles) and Craigavon (15 miles).
Shrinkable clay is less common in County Antrim than in south-east England. Historic brine and salt working has caused ground movement in parts of County Antrim in the past. What you mostly find across County Antrim: red-brick terraces in Belfast, Victorian villas, and post-war and newer estates.
Which repair method suits a home in Lisburn?
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
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
What happens when we carry out extension pulling away repairs in Lisburn?
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.
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
- Daylight or draughts showing through the internal corner joint
- Mastic or render at the joint repeatedly splitting open
- Extension roof flashing lifting off the original wall
How much will extension pulling away repairs cost in Lisburn?
Guide prices below are for homes in Lisburn, on Northern Ireland 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. | £530 – £1,750 | per junction |
| Movement joint and making goodest. | £350 – £1,050 | per junction |
| Underpinning the extension where needed | £880 – £2,200 | per metre of wall |
Rules for extension pulling away repairs in Northern Ireland
In Northern Ireland, the Building Regulations (Northern Ireland) 2012 apply and the council’s building control service approves structural work such as underpinning; minor like-for-like repairs usually need no approval. The Party Wall Act does not apply in Northern Ireland, so work to shared walls depends on deeds and agreement with neighbours.
Extension pulling away repairs in Lisburn: questions and answers
What is the price of extension pulling away repairs in Lisburn?
Guide prices for extension pulling away repairs in Lisburn start from about £530 per junction, including VAT, on Northern Ireland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out extension pulling away repairs in Lisburn?
We do. Lisburn and the surrounding area are covered, including nearby Belfast and Newtownabbey. A free initial assessment from your photos is the first step.
Does the ground around Lisburn cause cracking?
County Antrim is largely basalt over chalk, with soft estuarine 'sleech' along Belfast Lough that is notorious for settlement. Historic salt mining is recorded near Carrickfergus. Only an investigation can say why a particular building has moved.
Will my extension need underpinning?
Often not. Many separating extensions are fixed by repairing a drain, tying the junction or forming a movement joint. Underpinning is for extensions that keep dropping because their footings are too shallow or the ground beneath is poor, as shown by monitoring.
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.
More repairs we carry out in Lisburn
- Floor joist repairs
- Wall tie replacement
- Bowing wall repairs
- Subsidence repairs
- Resin injection ground stabilisation
Extension pulling away repairs near Lisburn
For a no-obligation written quote to repair an extension pulling away in Lisburn, call or send a few photos with a tape measure across the gap.