Glasgow · Scotland
Extension pulling away repairs in Glasgow
We carry out extension pulling away repairs across Glasgow, from the larger towns to smaller places nearby. Clay shrinkage is less of a concern in Glasgow, so other causes such as drains, poor footings or older walls are checked first. Every job starts with the cause, then the repair is specified to match it.
Guide price from£570per junction inc VAT
- Area
- Glasgow
- Pricing region
- Scotland
- Ground
- Mostly firmer ground
- Towns listed
- 0
Why does the ground in Glasgow matter for extension pulling away repairs?
Glasgow is underlain by the Central Coalfield, with shallow historic coal and ironstone workings recorded across much of the city, beneath glacial till and river deposits along the Clyde.
Historic coal workings are recorded beneath parts of Glasgow, and a coal mining search is worth checking where movement is unexplained. What you mostly find across Glasgow: red and blond sandstone tenements, Victorian villas, inter-war cottage flats and post-war estates.
Is it time for extension pulling away repairs? Common signs
- Extension roof flashing lifting off the original wall
- Floor level dropping where the extension and house floors meet
- Patio doors or windows in the extension starting to bind
- A vertical crack or gap where the extension meets the house
What should you budget for extension pulling away repairs in Glasgow?
For Glasgow we use Scotland rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| 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 |
Repair options we may recommend
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
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
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
What to expect when we carry out extension pulling away repairs
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.
Do you need approval 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.
Your extension pulling away repairs questions
Is the ground in Glasgow prone to subsidence?
Glasgow is underlain by the Central Coalfield, with shallow historic coal and ironstone workings recorded across much of the city, beneath glacial till and river deposits along the Clyde. Historic coal workings are recorded beneath parts of Glasgow, and a coal mining search is worth checking where movement is unexplained. Only an investigation on site can say why a particular building has moved.
How much will extension pulling away repairs cost in Glasgow?
On Scotland rates, extension pulling away repairs starts from about £570 per junction, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
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.
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.