Poole · Dorset
Extension pulling away repairs in Poole
An extension pulling away from a Poole house is often a drain problem, a shallow footing or a missing tie-in, rather than a failing building. Finding out which applies decides whether the fix is a junction repair or new foundations.
Guide price from£620per junction inc VAT
- Postcodes
- BH14, BH15, BH17
- Population
- about 150,000
- Area
- Dorset
- Pricing region
- South West
How do local ground conditions affect extension pulling away repairs in Poole?
Poole is in Dorset and takes in postcode districts BH14, BH15, BH17. About 150,000 people live there. Nearby, we also cover Bournemouth (5 miles), Wimborne Minster (5 miles) and Ferndown (7 miles).
Parts of Dorset have clay that can shrink near trees in dry spells. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Dorset: Stone and brick villages, Victorian villas in Bournemouth, and inter-war and post-war semis.
What happens during extension pulling away repairs, step by step?
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.
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.
What to look for before calling about extension pulling away repairs
- A vertical crack or gap where the extension meets the house
- Daylight or draughts showing through the internal corner joint
- Floor level dropping where the extension and house floors meet
Extension pulling away repairs prices in Poole
Guide prices below are for homes in Poole, 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 |
How we usually approach extension pulling away repairs
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
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.
Questions about extension pulling away repairs in Poole
What is the price of extension pulling away repairs in Poole?
Guide prices for extension pulling away repairs in Poole 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 carry out extension pulling away repairs in Poole?
We do. Poole and the surrounding area are covered, including nearby Bournemouth and Wimborne Minster. A free initial assessment from your photos is the first step.
Does the ground around Poole cause cracking?
Dorset mixes chalk downs, Oxford and Kimmeridge Clays in the vales, and the sands and gravels of the Poole basin. Clay vales can shrink and swell, and parts of the coast are known for landslip. 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 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.
More repairs we carry out in Poole
- Boundary and garden wall repairs
- Bowing wall repairs
- Brick arch repairs
- Gable end wall repairs
- Resin injection ground stabilisation
Extension pulling away repairs near Poole
Share the loss adjuster’s schedule for your Poole extension claim, and we will price the junction repair and making good to it in writing.