Deal · Kent
Extension pulling away repairs in Deal
For many Deal 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£670per junction inc VAT
- Postcodes
- CT14
- Population
- about 31,000
- Area
- Kent
- Pricing region
- South East
What should you know about the ground under Deal?
Deal, Kent: about 31,000 residents across postcode districts CT14. We also take enquiries from nearby Dover (8 miles), Ramsgate (8 miles) and Margate (11 miles).
Shrinkable clay is widespread in Kent. Parts of Kent lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Kent: Victorian terraces in the Medway towns, weatherboarded and Wealden houses, 1930s semis and seaside bungalows.
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
- Patio doors or windows in the extension starting to bind
- Floor level dropping where the extension and house floors meet
- Extension roof flashing lifting off the original wall
Extension pulling away repairs prices in Deal
For Deal we use South East 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. | £670 – £2,250 | per junction |
| Movement joint and making goodest. | £450 – £1,350 | per junction |
| Underpinning the extension where needed | £1,100 – £2,800 | per metre of wall |
How we usually approach extension pulling away repairs
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
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 Deal
How much should I budget for extension pulling away repairs in Deal?
Guide prices for extension pulling away repairs in Deal start from about £670 per junction, including VAT, on South East 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 Deal?
Yes. We take enquiries from across Deal, including CT14, and from nearby places such as Dover and Ramsgate. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Kent crack?
North Kent sits on London Clay, central Kent on Gault and Weald Clays and the Downs on chalk, so shrinkable clay is widespread. East Kent around Deal and Dover had a small deep coalfield, worked until the late 1980s. Only an investigation can say why a particular building has moved.
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.
What is a movement joint?
A movement joint is a deliberate, flexible break in a wall that lets two parts of a building move slightly without cracking. It is filled with a compressible material and sealed. At an extension junction it can replace a rigid joint that keeps cracking.
Related work in Deal
- Structural crack repairs
- Bowing wall repairs
- Brick arch repairs
- Roof structure repairs
- Gable end wall repairs
Extension pulling away repairs near Deal
For a no-obligation written quote to repair an extension pulling away in Deal, call or send a few photos with a tape measure across the gap.