Norwich · Norfolk
Extension pulling away repairs in Norwich
If the corner joint in your Norwich 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£630per junction inc VAT
- Postcodes
- NR1, NR2, NR3, NR4, NR5
- Population
- about 140,000
- Area
- Norfolk
- Pricing region
- East of England
What should you know about the ground under Norwich?
Norwich is in Norfolk and takes in postcode districts NR1, NR2, NR3, NR4, NR5. About 140,000 people live there. If you are just outside Norwich, we also cover East Dereham (16 miles), Great Yarmouth (18 miles) and Lowestoft (22 miles).
Clay soils are found in parts of Norfolk. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Norfolk: Flint and brick cottages, Victorian terraces in Norwich and Great Yarmouth, and post-war bungalows.
Guide prices for extension pulling away repairs in Norwich
Guide prices below are for homes in Norwich, on East of England rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £630 – £2,100 | per junction |
| Movement joint and making goodest. | £420 – £1,250 | per junction |
| Underpinning the extension where needed | £1,050 – £2,600 | per metre of wall |
Methods for 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
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
From first photo to finished repair
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.
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.
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.
Symptoms that point to extension pulling away repairs
- Patio doors or windows in the extension starting to bind
- A vertical crack or gap where the extension meets the house
- Floor level dropping where the extension and house floors meet
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.
Frequently asked questions
How much will extension pulling away repairs cost in Norwich?
Guide prices for extension pulling away repairs in Norwich start from about £630 per junction, including VAT, on East of England rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Norwich?
Yes, Norwich is covered, along with postcode districts NR1, NR2, NR3, NR4. We also cover nearby East Dereham and Great Yarmouth.
Is the ground in Norfolk prone to subsidence?
Norfolk is chalk covered by glacial sands, gravels and boulder clay, with fen silts in the west and soft cliffs on the north-east coast. Boulder clay areas can shrink near trees, and historic chalk mines are recorded under parts of Norwich. 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.
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 Norwich
- Subsidence repairs
- Resin injection ground stabilisation
- Gable end wall repairs
- Lintel replacement
- Bay window subsidence repairs
Extension pulling away repairs near Norwich
If the junction at your Norwich property keeps reopening, send dated photos and we will suggest whether monitoring, a drain survey or a repair comes next.