Wall Tie Replacement
Failed wall ties can cause serious structural problems. We inspect, diagnose, and replace corroded or failed ties to secure your cavity walls.
What Are Wall Ties and Why Do They Fail?
Wall ties are metal strips that connect the inner and outer leaves of a cavity wall. They're essential for structural stability — and in older properties, they can corrode and fail.
Properties built between the 1920s and 1980s typically used galvanised steel wall ties. Over time, especially in exposed locations or where moisture gets into the cavity, these ties can rust and expand, causing cracking — or break down entirely, leaving your outer wall unsupported.
We inspect walls using specialist equipment to assess tie condition without unnecessary damage, then install modern stainless steel replacement ties that won't corrode.
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Signs of Wall Tie Failure
Wall tie problems often develop gradually. Here are the warning signs to look for:
- Horizontal cracking — especially at regular intervals (every 3-4 brick courses)
- Bulging or bowing — outer wall appears to lean outward
- Rust staining — brown marks on brickwork where ties are
- Cracked render — in horizontal lines at tie positions
- Movement around windows/doors — gaps or cracking at openings
Not all cracking is wall tie failure. Settlement cracks, thermal movement, and other issues can look similar. We'll diagnose the actual cause before recommending work.
How We Inspect and Replace Wall Ties
Proper diagnosis is essential — not all wall cracking needs wall tie replacement.
Visual Inspection
We examine the external walls for signs of tie failure — crack patterns, bulging, rust staining, and other indicators.
Borescope Survey
We use a borescope camera to examine ties within the cavity without damaging your walls. This shows the actual condition of existing ties.
Report & Quote
You'll receive a clear report of our findings and a written quote if work is needed. We explain what we found and why replacement is (or isn't) necessary.
Tie Replacement
New stainless steel ties are installed through small holes, then the holes are made good. Old ties are isolated or removed. All work is guaranteed.
What's Involved in Wall Tie Replacement
Installation of New Ties
We drill small holes through the outer leaf and install new stainless steel helical or resin-bonded ties. These are positioned to provide proper structural support and won't corrode over time.
Typically 2.5 ties per square metre, plus extra around openings.
Dealing with Old Ties
Corroded ties that are causing cracking (from rust expansion) are cut back and treated to prevent further expansion. Severely corroded ties that have broken down are left in place as they're no longer causing harm.
Removing old ties completely often causes more damage than leaving them.
Making Good
After installation, drill holes are filled and pointed to match existing mortar. If the wall has been rendered, we repair the render. The finished result is neat and unobtrusive.
Crack Repairs
Once new ties are installed and the wall is stabilised, any cracks can be repointed or filled. In some cases, cracks close naturally once proper support is restored.
Wall Tie Replacement FAQs
How do I know if my house has cavity walls?
Most houses built from the 1920s onwards have cavity walls. You can usually tell by measuring the wall thickness (cavity walls are typically 250-300mm thick) or looking at the brick pattern (cavity walls usually show only stretchers — bricks laid lengthways). Older solid walls show a mix of headers and stretchers.
My survey mentioned wall tie failure — should I be worried?
It depends. Survey reports sometimes flag potential wall tie issues that turn out to be less serious than they appear. We can provide a specialist inspection and report that gives you a clear picture of what's actually happening and what (if anything) needs doing.
How much does wall tie replacement cost?
It depends on the size of the area affected, accessibility, and wall construction. As a rough guide, wall tie replacement typically costs £15-25 per square metre for standard installations. We provide detailed quotes after inspection.
How long does the work take?
For a typical semi-detached house, wall tie replacement usually takes 2-4 days. It's not particularly disruptive — the work is done externally and you can stay in your home throughout.
Will new ties match the positions of the old ones?
New ties are installed on a new grid pattern that provides proper structural support. They don't need to go in the same positions as the old ties — in fact, it's often better to avoid the old positions where mortar may be compromised.
Is wall tie failure covered by insurance?
Standard home insurance doesn't usually cover wall tie replacement as it's considered maintenance/wear and tear rather than damage from an insured event. However, some structural warranties may cover it — check your policy documents.
Concerned About Your Wall Ties?
Get a proper inspection from Craig. We'll examine your walls, explain what we find, and give you honest advice on whether work is actually needed.
- Free visual inspection
- Borescope survey available
- Reports for mortgage/survey requirements
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Tell us about your wall tie concerns.