Ealing · Greater London
Extension pulling away repairs in Ealing
For many Ealing 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
- TW8, UB1, UB2, UB5, UB6
- Population
- about 370,000
- Area
- Greater London
- Pricing region
- London
What is the ground like in Greater London?
Ealing is one of the 32 London boroughs, with around 370,000 residents in districts such as TW8, UB1, UB2, UB5, UB6. Nearby places we cover include Brent (3 miles), Hounslow (4 miles) and Harrow (5 miles).
Shrinkable clay is widespread in Greater London. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
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
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 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.
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
- Mastic or render at the joint repeatedly splitting open
- Floor level dropping where the extension and house floors meet
- Daylight or draughts showing through the internal corner joint
Extension pulling away repairs prices in Ealing
For Ealing we use London 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. | £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 |
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 Ealing
How much should I budget for extension pulling away repairs in Ealing?
Guide prices for extension pulling away repairs in Ealing 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 Ealing?
We do. Ealing and the surrounding area are covered, including nearby Brent and Hounslow. 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 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.
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.
Related work in Ealing
- Roof structure repairs
- Structural crack repairs
- Floor joist repairs
- Subsidence repairs
- Wall tie replacement
Extension pulling away repairs near Ealing
Share the loss adjuster’s schedule for your Ealing extension claim, and we will price the junction repair and making good to it in writing.