Cirencester · Gloucestershire
Extension pulling away repairs in Cirencester
Repairing a separating extension in Cirencester can be as simple as tying the junction or as involved as underpinning. The choice rests on the movement history and the ground, and we confirm a fixed written price once the repair is specified.
Guide price from£620per junction inc VAT
- Postcodes
- GL7
- Population
- about 20,000
- Area
- Gloucestershire
- Pricing region
- South West
How do local ground conditions affect extension pulling away repairs in Cirencester?
Cirencester, Gloucestershire: about 20,000 residents across postcode districts GL7. We also take enquiries from nearby Stroud (10 miles), Cheltenham (13 miles) and Swindon (14 miles).
Parts of Gloucestershire have clay that can shrink near trees in dry spells. Parts of Gloucestershire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Gloucestershire, most homes are Cotswold stone cottages, Regency terraces in Cheltenham, and brick estates around Gloucester.
Signs you may need extension pulling away repairs
- Mastic or render at the joint repeatedly splitting open
- 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 Cirencester?
For Cirencester we use South West 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. | £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 Cirencester?
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 Cirencester?
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.
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.
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 Cirencester: questions and answers
What is the price of extension pulling away repairs in Cirencester?
Guide prices for extension pulling away repairs in Cirencester 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 Cirencester?
We do. Cirencester and the surrounding area are covered, including nearby Stroud and Cheltenham. A free initial assessment from your photos is the first step.
Does the ground around Cirencester cause cracking?
The Severn vale around Gloucester, Cheltenham and Tewkesbury is Lias and Mercia Mudstone clay, the Cotswolds are limestone, and the Forest of Dean has a historic coalfield. Parts of South Gloucestershire around Kingswood also lie on old Coal Measures. 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.
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.
More repairs we carry out in Cirencester
- Boundary and garden wall repairs
- Resin injection ground stabilisation
- Mining subsidence repairs
- Lintel replacement
- Gable end wall repairs
Extension pulling away repairs near Cirencester
If the junction at your Cirencester property keeps reopening, send dated photos and we will suggest whether monitoring, a drain survey or a repair comes next.