Exeter · Devon
Extension pulling away repairs in Exeter
If the corner joint in your Exeter extension keeps splitting after you fill it, something is still moving. Measuring the gap over a few months, with dated photos, gives an engineer the evidence to recommend the right repair.
Guide price from£620per junction inc VAT
- Postcodes
- EX1, EX2, EX3, EX4
- Population
- about 130,000
- Area
- Devon
- Pricing region
- South West
Is Devon prone to ground movement?
We cover Exeter and its postcode districts EX1, EX2, EX3, EX4, part of Devon, with a population of roughly 130,000. Neighbouring towns we cover: Exmouth (9 miles), Tiverton (12 miles) and Newton Abbot (14 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. Typical buildings in Devon: Cob and stone cottages, Victorian terraces in Exeter, Plymouth and Torbay, and post-war estates.
From first photo to finished repair
Show us the junction
Send photos of the crack outside, the internal corner and any flashing above, with a measure for scale. We give a free initial assessment and an initial view on whether the gap is likely old or still opening.
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.
Symptoms that point to 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
Guide prices for extension pulling away repairs in Exeter
Prices in Exeter 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
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
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 will extension pulling away repairs cost in Exeter?
Guide prices for extension pulling away repairs in Exeter 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 Exeter?
We do. Exeter and the surrounding area are covered, including nearby Exmouth and Tiverton. A free initial assessment from your photos is the first step.
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.
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.
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.
Other structural repairs in Exeter
- Retaining wall repairs
- Roof structure repairs
- Structural crack repairs
- Chimney stack repairs
- Concrete repairs
Extension pulling away repairs near Exeter
Photos of the crack, the internal corner and the roof flashing are a good start; send them about your Exeter home and we will reply with a view.