Crawley · West Sussex
Extension pulling away repairs in Crawley
If the corner joint in your Crawley 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£670per junction inc VAT
- Postcodes
- RH10, RH11
- Population
- about 120,000
- Area
- West Sussex
- Pricing region
- South East
How do local ground conditions affect extension pulling away repairs in Crawley?
Postcode districts RH10, RH11 cover Crawley, a West Sussex town of about 120,000 people. Nearby, we also cover Horley (4 miles), Horsham (7 miles) and East Grinstead (8 miles).
Shrinkable clay is widespread in West Sussex. Ground movement here is more often linked to soils, drains and trees than to mining. What you mostly find across West Sussex: Wealden cottages, 1930s semis and bungalows on the coast, and new-town estates in Crawley.
What to look for before calling about extension pulling away repairs
- Patio doors or windows in the extension starting to bind
- Daylight or draughts showing through the internal corner joint
- A vertical crack or gap where the extension meets the house
Extension pulling away repairs prices in Crawley
The ranges below reflect typical South East 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. | £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
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 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.
Repair the junction
Drains are repaired first if they are leaking. The joint is then tied, formed as a movement joint or rebuilt after underpinning, with roof flashings reset so the junction stays watertight. Building control is handled where needed.
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 Crawley
How much will extension pulling away repairs cost in Crawley?
Guide prices for extension pulling away repairs in Crawley 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.
Do you cover Crawley?
Yes, Crawley is covered, along with postcode districts RH10, RH11. We also cover nearby Horley and Horsham.
Is the ground in West Sussex prone to subsidence?
North West Sussex around Crawley and Horsham sits on Weald Clay, the South Downs are chalk, and the coastal plain has brickearth and gravels. The Weald Clay is prone to shrink-swell movement near trees. Only an investigation can say why a particular building has moved.
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.
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.
Other structural repairs in Crawley
- Retaining wall repairs
- Structural surveys and crack monitoring
- Bowing wall repairs
- Resin injection ground stabilisation
- Gable end wall repairs
Extension pulling away repairs near Crawley
Call about the cracked extension junction at your Crawley property; a free initial assessment first, then a fixed written price once the repair is specified.