Bridgwater · Somerset
Extension pulling away repairs in Bridgwater
Rear and side extensions are common across Bridgwater, 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
- TA6
- Population
- about 41,000
- Area
- Somerset
- Pricing region
- South West
What is the ground like in Somerset?
Bridgwater is in Somerset and takes in postcode districts TA6. About 41,000 people live there. We also take enquiries from nearby Burnham-on-Sea (8 miles), Taunton (9 miles) and Weston-super-Mare (15 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.
Which repair method suits a home in Bridgwater?
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
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 happens when we carry out extension pulling away repairs in Bridgwater?
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.
Signs you may need extension pulling away repairs
- Extension roof flashing lifting off the original wall
- A vertical crack or gap where the extension meets the house
- Floor level dropping where the extension and house floors meet
How much will extension pulling away repairs cost in Bridgwater?
The ranges below reflect typical South 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. | £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.
Extension pulling away repairs in Bridgwater: questions and answers
How much will extension pulling away repairs cost in Bridgwater?
Guide prices for extension pulling away repairs in Bridgwater 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 Bridgwater?
Yes, Bridgwater is covered, along with postcode districts TA6. We also cover nearby Burnham-on-Sea and Taunton.
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.
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.
Will my extension need underpinning?
Often not. Many separating extensions are fixed by repairing a drain, tying the junction or forming a movement joint. Underpinning is for extensions that keep dropping because their footings are too shallow or the ground beneath is poor, as shown by monitoring.
Other structural repairs in Bridgwater
- Roof structure repairs
- Floor joist repairs
- Retaining wall repairs
- Subsidence insurance claim repairs
- Mining subsidence repairs
Extension pulling away repairs near Bridgwater
Call about the cracked extension junction at your Bridgwater property; a free initial assessment first, then a fixed written price once the repair is specified.