Bath · Somerset
Extension pulling away repairs in Bath
Rear and side extensions are common across Bath, 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£620per junction inc VAT
- Postcodes
- BA1, BA2
- Population
- about 100,000
- Area
- Somerset
- Pricing region
- South West
Is Somerset prone to ground movement?
Postcode districts BA1, BA2 cover Bath, a Somerset town of about 100,000 people. Nearby places we cover include Keynsham (6 miles), Trowbridge (8 miles) and Kingswood (8 miles).
Clay soils are found in parts of Somerset. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, 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
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
What to expect when we carry out extension pulling away repairs
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.
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.
Is it time for extension pulling away repairs? Common signs
- Daylight or draughts showing through the internal corner joint
- A vertical crack or gap where the extension meets the house
- Extension roof flashing lifting off the original wall
What should you budget for extension pulling away repairs in Bath?
These are guide prices for Bath, using South West rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £620 – £2,050 | per junction |
| Movement joint and making goodest. | £410 – £1,250 | per junction |
| Underpinning the extension where needed | £1,050 – £2,600 | 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 Bath?
Guide prices for extension pulling away repairs in Bath start from about £620 per junction, including VAT, on South West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Bath?
We do. Bath and the surrounding area are covered, including nearby Keynsham and Trowbridge. A free initial assessment from your photos is the first step.
Is the ground in Somerset prone to subsidence?
Somerset mixes Lias clays, Mercia Mudstone, limestone hills and the peat and alluvium of the Levels around Bridgwater, which can settle. The former Somerset coalfield around Radstock and Midsomer Norton left recorded workings. Only an investigation can say why a particular building has moved.
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.
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.
Other structural repairs in Bath
- Underpinning
- Retaining wall repairs
- Wall tie replacement
- Bowing wall repairs
- Boundary and garden wall repairs
Extension pulling away repairs near Bath
If the junction at your Bath property keeps reopening, send dated photos and we will suggest whether monitoring, a drain survey or a repair comes next.