Frequently asked questions

The most visible sign is horizontal cracking in the mortar joints of the outer leaf, running at regular intervals of around 450mm apart. Rust stains near the joints can also point to corroding ties. In serious cases the outer leaf may bulge or bow outward. A property built or clad in cavity masonry between 1920 and 1981 is at higher risk because galvanised ties from that era corrode faster. Left unaddressed, a failed outer leaf can become unstable.

Rust causes wall ties to expand, which forces the mortar courses apart and cracks the masonry. Over time the outer leaf loses its mechanical connection to the inner structure. The wall does not simply crack further; it can eventually separate and collapse outward. The rate of deterioration depends on the cavity width, exposure to rain, and the original tie specification, but the process does not reverse once it has begun.

A specialist carries out a visual inspection of the outer masonry and uses a metal detector or borescope camera to locate existing ties, check their spacing, and assess their condition without unnecessary disturbance to the wall. In some cases a small core hole is drilled so the specialist can look directly into the cavity. The findings are recorded, and the specialist advises whether ties need replacing and how many. Submit your details and a specialist will be in touch to arrange the survey.

Not automatically. Properties built after the mid-1980s with stainless steel ties are at lower risk. Testing is most relevant for houses and flats built between the 1920s and 1981, properties that have shown cracking around the mortar courses, or buildings where a mortgage lender or surveyor has flagged the ties as a concern. Describe the property age and any signs you have noticed when you submit your enquiry so the specialist can advise whether a survey is appropriate.

The main variables are the number of ties to be replaced, the total wall area, and the access required. A two-storey semi-detached house with straightforward scaffold access costs less than a larger detached property or one with restricted access on multiple elevations. The specialist will price the work after reviewing the property, so you receive a written quote that reflects the actual job rather than an average figure. The quote is free to obtain.

Fill in the enquiry form with details about the property, its age, and any symptoms you have noticed. A specialist covering your area will contact you and arrange to look at the property before providing a written quote. The quote is free. There is no obligation to proceed, and the price is based on what the specialist finds at your specific property.

The work is carried out by a local specialist firm with the tools and experience to survey cavity walls and install replacement ties. The specialist firm conducts the survey, interprets the results, and completes the replacement work if it is needed. Wall Tie Replacements takes your enquiry; the specialist firm handles everything on site from the first visit through to completion.

Yes. Landlords arranging surveys ahead of a let or sale, buyers who have received a structural report flagging potential tie corrosion, and conveyancers requiring confirmation of wall tie condition before exchange can all use this service. If you are managing a leasehold block or a commercial building rather than a single dwelling, describe the building type in the enquiry form so the specialist can assess the scope correctly.

Wall tie replacement requires specific tools: a hammer drill with a carbide bit for installing new helical ties, a metal detector or borescope for locating existing ties, and knowledge of the correct tie spacing for the wall type. A general builder rarely carries this equipment as a matter of course. A specialist works to the guidance in BS 8103 and PAS 70:2003 and will provide documentation of what was replaced and where.

The time depends on the number of ties to be replaced and the size of the property. A modest two-storey house where the full outer leaf needs new ties can often be completed within a day or two. Larger properties or those requiring full scaffold erection take longer. The specialist firm will give a more specific programme when they have reviewed the property and confirmed the scope of work.