Broxburn · Edinburgh and the Lothians
Extension pulling away repairs in Broxburn
Rear and side extensions are common across Broxburn, 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£570per junction inc VAT
- Postcodes
- EH52
- Population
- about 16,000
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
What should you know about the ground under Broxburn?
Postcode districts EH52 cover Broxburn, a Edinburgh and the Lothians town of about 16,000 people. Neighbouring towns we cover: Livingston (3 miles), Linlithgow (6 miles) and Bathgate (7 miles).
Shrinkable clay is less common in Edinburgh and the Lothians than in south-east England. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Edinburgh and the Lothians: sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.
How much will extension pulling away repairs cost in Broxburn?
These are guide prices for Broxburn, using Scotland rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £570 – £1,900 | per junction |
| Movement joint and making goodest. | £380 – £1,150 | per junction |
| Underpinning the extension where needed | £950 – £2,400 | per metre of wall |
Which repair method suits a home in Broxburn?
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 Broxburn?
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.
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.
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
- Extension roof flashing lifting off the original wall
- Daylight or draughts showing through the internal corner joint
Rules for extension pulling away repairs in Scotland
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Extension pulling away repairs in Broxburn: questions and answers
How much will extension pulling away repairs cost in Broxburn?
Guide prices for extension pulling away repairs in Broxburn start from about £570 per junction, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Broxburn?
We do. Broxburn and the surrounding area are covered, including nearby Livingston and Linlithgow. A free initial assessment from your photos is the first step.
Is the ground in Edinburgh and the Lothians prone to subsidence?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Only an investigation can say why a particular building has moved.
Is it normal for an extension to crack at the join?
A fine crack at the junction is fairly common, especially in the first few years as a new extension settles. It becomes a concern when the gap is widening, tapering, letting in water or matched by sticking doors and sloping floors. Those signs point to continuing movement.
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 Broxburn
- Structural crack repairs
- Subsidence insurance claim repairs
- Boundary and garden wall repairs
- Gable end wall repairs
- Retaining wall repairs
Extension pulling away repairs near Broxburn
For a no-obligation written quote to repair an extension pulling away in Broxburn, call or send a few photos with a tape measure across the gap.