Frome · Somerset
Extension pulling away repairs in Frome
An extension pulling away from a Frome house is often a drain problem, a shallow footing or a missing tie-in, rather than a failing building. Finding out which applies decides whether the fix is a junction repair or new foundations.
Guide price from£620per junction inc VAT
- Postcodes
- BA11
- Population
- about 26,000
- Area
- Somerset
- Pricing region
- South West
What is the ground like in Somerset?
Frome is in Somerset and takes in postcode districts BA11. About 26,000 people live there. We also take enquiries from nearby Westbury (6 miles), Warminster (6 miles) and Trowbridge (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. What you mostly find across Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
Symptoms that point to extension pulling away repairs
- Mastic or render at the joint repeatedly splitting open
- Patio doors or windows in the extension starting to bind
- Daylight or draughts showing through the internal corner joint
Guide prices for extension pulling away repairs in Frome
These are guide prices for Frome, 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 |
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
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
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.
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.
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
What is the price of extension pulling away repairs in Frome?
Guide prices for extension pulling away repairs in Frome 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 carry out extension pulling away repairs in Frome?
We do. Frome and the surrounding area are covered, including nearby Westbury and Warminster. A free initial assessment from your photos is the first step.
Does the ground around Frome cause cracking?
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.
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.
Who is responsible if a recent extension is moving?
If the extension is recent, the original builder, the designer or building control records may be relevant, and you may have rights against the builder. Gather the plans, completion certificate and contract. Insurance often excludes defects in new construction, so check your policy.
More repairs we carry out in Frome
- Retaining wall repairs
- Wall tie replacement
- Subsidence repairs
- Structural surveys and crack monitoring
- Floor joist repairs
Extension pulling away repairs near Frome
If the junction at your Frome property keeps reopening, send dated photos and we will suggest whether monitoring, a drain survey or a repair comes next.