Barking and Dagenham · Greater London
Extension pulling away repairs in Barking and Dagenham
For many Barking and Dagenham homes, the extension was added decades after the house was built, on concrete that never matched the original footings. Where that difference causes movement, a designed movement joint or a deeper foundation is the usual fix.
Guide price from£750per junction inc VAT
- Postcodes
- E20, IG3, IG11, RM6, RM7
- Population
- about 220,000
- Area
- Greater London
- Pricing region
- London
What should you know about the ground under Barking and Dagenham?
Barking and Dagenham is one of the 32 London boroughs, with around 220,000 residents in districts such as E20, IG3, IG11, RM6, RM7. Neighbouring towns we cover: Redbridge (4 miles), Newham (4 miles) and Havering (4 miles).
Greater London is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. What you mostly find across Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
Extension pulling away repairs prices in Barking and Dagenham
The ranges below reflect typical London costs for extension pulling away repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £750 – £2,500 | per junction |
| Movement joint and making goodest. | £500 – £1,500 | per junction |
| Underpinning the extension where needed | £1,250 – £3,100 | per metre of wall |
How we usually approach extension pulling away repairs
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
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.
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.
What to look for before calling about extension pulling away repairs
- Daylight or draughts showing through the internal corner joint
- Extension roof flashing lifting off the original wall
- Patio doors or windows in the extension starting to bind
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 Barking and Dagenham
How much should I budget for extension pulling away repairs in Barking and Dagenham?
Guide prices for extension pulling away repairs in Barking and Dagenham start from about £750 per junction, including VAT, on London rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Can you survey a property in Barking and Dagenham?
We do. Barking and Dagenham and the surrounding area are covered, including nearby Redbridge and Newham. A free initial assessment from your photos is the first step.
Why do houses in Greater London crack?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. Only an investigation can say why a particular building has moved.
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.
Who is responsible if a recent extension is moving?
If the extension is recent, the original builder, the designer or building control records may be relevant, and you may have rights against the builder. Gather the plans, completion certificate and contract. Insurance often excludes defects in new construction, so check your policy.
Related work in Barking and Dagenham
- Lintel replacement
- Bay window subsidence repairs
- Resin injection ground stabilisation
- Brick arch repairs
- Crack stitching
Extension pulling away repairs near Barking and Dagenham
Send photos of the extension junction at your Barking and Dagenham home, inside and out, and we will give a free initial assessment and a guide price.