Bromley · Greater London
Extension pulling away repairs in Bromley
If the corner joint in your Bromley extension keeps splitting after you fill it, something is still moving. Measuring the gap over a few months, with dated photos, gives an engineer the evidence to recommend the right repair.
Guide price from£750per junction inc VAT
- Postcodes
- BR1, BR2, BR4, BR5, BR6
- Population
- about 330,000
- Area
- Greater London
- Pricing region
- London
How do local ground conditions affect extension pulling away repairs in Bromley?
Bromley is one of the 32 London boroughs, with around 330,000 residents in districts such as BR1, BR2, BR4, BR5, BR6. Nearby, we also cover Swanley (5 miles), Lewisham (5 miles) and Croydon (6 miles).
Much of Greater London sits on clay that shrinks in dry summers and swells in wet winters. 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.
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
- Daylight or draughts showing through the internal corner joint
- Extension roof flashing lifting off the original wall
- Mastic or render at the joint repeatedly splitting open
Extension pulling away repairs prices in Bromley
These are guide prices for Bromley, using London 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. | £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
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
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 Bromley
How much will extension pulling away repairs cost in Bromley?
Guide prices for extension pulling away repairs in Bromley 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.
Do you cover Bromley?
Yes. We take enquiries from across Bromley, including BR1, BR2, BR4, BR5, and from nearby places such as Swanley and Lewisham. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Greater London prone to subsidence?
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.
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.
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.
Other structural repairs in Bromley
- Concrete repairs
- Structural surveys and crack monitoring
- Roof structure repairs
- Wall tie replacement
- Structural crack repairs
Extension pulling away repairs near Bromley
Photos of the crack, the internal corner and the roof flashing are a good start; send them about your Bromley home and we will reply with a view.