Brixham · Devon
Extension pulling away repairs in Brixham
Rear and side extensions are common across Brixham, 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
- TQ4, TQ5
- Population
- about 17,000
- Area
- Devon
- Pricing region
- South West
Is Devon prone to ground movement?
Brixham (TQ4, TQ5) has around 17,000 residents and sits in Devon. We also take enquiries from nearby Paignton (4 miles), Torquay (5 miles) and Newton Abbot (10 miles).
Shrinkable clay is less common in Devon than in south-east England. Old metal-mine shafts and workings are recorded in places, so mining searches are routine for some properties. What you mostly find across Devon: cob and stone cottages, Victorian terraces in Exeter, Plymouth and Torbay, and post-war estates.
What happens when we carry out extension pulling away repairs in Brixham?
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.
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.
Signs you may need extension pulling away repairs
- Patio doors or windows in the extension starting to bind
- Extension roof flashing lifting off the original wall
- Floor level dropping where the extension and house floors meet
How much will extension pulling away repairs cost in Brixham?
Guide prices below are for homes in Brixham, 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 |
Which repair method suits a home in Brixham?
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.
Extension pulling away repairs in Brixham: questions and answers
How much will extension pulling away repairs cost in Brixham?
Guide prices for extension pulling away repairs in Brixham 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 Brixham?
Yes. We take enquiries from across Brixham, including TQ4, TQ5, and from nearby places such as Paignton and Torquay. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Devon prone to subsidence?
Devon's ground is mostly older mudstones, sandstones and granite, so shrinkable-clay subsidence is less widespread than further east. Older solid-walled and cob buildings, steep sites and retaining walls are the more common structural concerns. Only an investigation can say why a particular building has moved.
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.
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.
Other structural repairs in Brixham
Extension pulling away repairs near Brixham
Send photos of the extension junction at your Brixham home, inside and out, and we will give a free initial assessment and a guide price.