Islington · Greater London
Extension pulling away repairs in Islington
Rear and side extensions are common across Islington, and so is the crack where new meets old. Usually it reflects the two parts sitting on different foundations, and the first question is whether the gap is still opening.
Guide price from£750per junction inc VAT
- Postcodes
- EC1, EC1A, EC1M, EC1R, EC1V
- Population
- about 220,000
- Area
- Greater London
- Pricing region
- London
What should you know about the ground under Islington?
We cover the whole of Islington, including postcode districts EC1, EC1A, EC1M, EC1R, EC1V; about 220,000 people live in the borough. Neighbouring towns we cover: Hackney (2 miles), Camden (2 miles) and Westminster (3 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. Across Greater London, most homes are Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
Is it time for extension pulling away repairs? Common signs
- Extension roof flashing lifting off the original wall
- Daylight or draughts showing through the internal corner joint
- Patio doors or windows in the extension starting to bind
What should you budget for extension pulling away repairs in Islington?
For Islington 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 |
Repair options we may recommend
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
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.
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.
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.
Your extension pulling away repairs questions
How much will extension pulling away repairs cost in Islington?
Guide prices for extension pulling away repairs in Islington 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 Islington?
We do. Islington and the surrounding area are covered, including nearby Hackney and Camden. A free initial assessment from your photos is the first step.
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.
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.
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.
Other structural repairs in Islington
Extension pulling away repairs near Islington
If the junction at your Islington property keeps reopening, send dated photos and we will suggest whether monitoring, a drain survey or a repair comes next.