Dungannon · County Tyrone
Extension pulling away repairs in Dungannon
Rear and side extensions are common across Dungannon, 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£530per junction inc VAT
- Postcodes
- BT71
- Population
- about 12,000
- Area
- County Tyrone
- Pricing region
- Northern Ireland
What should you know about the ground under Dungannon?
With roughly 12,000 people, Dungannon spans postcode districts BT71 in County Tyrone. We also take enquiries from nearby Cookstown (10 miles), Armagh (11 miles) and Portadown (14 miles).
Clay shrinkage is less of a concern in County Tyrone, so other causes such as drains, poor footings or older walls are checked first. Parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in County Tyrone: Market-town terraces, rural houses and post-war estates.
Which repair method suits a home in Dungannon?
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
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
What happens when we carry out extension pulling away repairs in Dungannon?
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.
Signs you may need extension pulling away repairs
- A vertical crack or gap where the extension meets the house
- Daylight or draughts showing through the internal corner joint
- Extension roof flashing lifting off the original wall
How much will extension pulling away repairs cost in Dungannon?
Prices in Dungannon are worked out on Northern Ireland 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. | £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 Dungannon: questions and answers
How much will extension pulling away repairs cost in Dungannon?
Guide prices for extension pulling away repairs in Dungannon 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 cover Dungannon?
Yes, Dungannon is covered, along with postcode districts BT71. We also cover nearby Cookstown and Armagh.
Is the ground in County Tyrone prone to subsidence?
Tyrone has glacial till over varied rock, with a small historic coalfield around Coalisland near Dungannon. 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.
Other structural repairs in Dungannon
- Subsidence insurance claim repairs
- Mining subsidence repairs
- Bay window subsidence repairs
- Gable end wall repairs
- Structural surveys and crack monitoring
Extension pulling away repairs near Dungannon
Send photos of the extension junction at your Dungannon home, inside and out, and we will give a free initial assessment and a guide price.