Manchester · Greater Manchester
Extension pulling away repairs in Manchester
Rear and side extensions are common across Manchester, 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£575per junction inc VAT
- Postcodes
- M1, M2, M4, M8, M9
- Population
- about 570,000
- Area
- Greater Manchester
- Pricing region
- North West
What should you know about the ground under Manchester?
Postcode districts M1, M2, M4, M8, M9 cover Manchester, a Greater Manchester town of about 570,000 people. Nearby places we cover include Salford (2 miles), Middleton (5 miles) and Sale (5 miles).
Greater Manchester has a mix of ground, with clay in some places and firmer rock in others. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Greater Manchester: Red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
Repair options we may recommend
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 to expect when we carry out extension pulling away repairs
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.
Is it time for extension pulling away repairs? Common signs
- A vertical crack or gap where the extension meets the house
- Extension roof flashing lifting off the original wall
- Mastic or render at the joint repeatedly splitting open
What should you budget for extension pulling away repairs in Manchester?
The ranges below reflect typical North West 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. | £575 – £1,900 | per junction |
| Movement joint and making goodest. | £385 – £1,150 | per junction |
| Underpinning the extension where needed | £960 – £2,400 | 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.
Your extension pulling away repairs questions
How much will extension pulling away repairs cost in Manchester?
Guide prices for extension pulling away repairs in Manchester start from about £575 per junction, including VAT, on North West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Manchester?
Yes, Manchester is covered, along with postcode districts M1, M2, M4, M8. We also cover nearby Salford and Middleton.
Is the ground in Greater Manchester prone to subsidence?
Greater Manchester is mostly glacial till over sandstone and mudstone, with the Lancashire coalfield beneath much of Wigan, Bolton, Salford and parts of the east. Historic mine workings, made ground and old mill sites are common. 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.
Other structural repairs in Manchester
- Boundary and garden wall repairs
- Structural crack repairs
- Subsidence repairs
- Structural surveys and crack monitoring
- Retaining wall repairs
Extension pulling away repairs near Manchester
Send photos of the extension junction at your Manchester home, inside and out, and we will give a free initial assessment and a guide price.