Exeter · Devon
Wall tie replacement in Exeter
Horizontal cracking on a Exeter house is easy to mistake for subsidence. Rusting wall ties leave a much more regular pattern, though, and telling the two apart early saves time, money and an unnecessary insurance claim.
Guide price from£1,850per house inc VAT
- Postcodes
- EX1, EX2, EX3, EX4
- Population
- about 130,000
- Area
- Devon
- Pricing region
- South West
Why does the ground in Devon matter for wall tie replacement?
Exeter, Devon: about 130,000 residents across postcode districts EX1, EX2, EX3, EX4. We also take enquiries from nearby Exmouth (9 miles), Tiverton (12 miles) and Newton Abbot (14 miles).
Shrinkable clay is less common in Devon than in south-east England. Old metal-mine shafts and workings are recorded in places, so mining searches are routine for some properties. Across Devon, most homes are cob and stone cottages, Victorian terraces in Exeter, Plymouth and Torbay, and post-war estates.
What to look for before calling about wall tie replacement
- Horizontal cracks along mortar joints, repeating every few brick courses
- Cracked render with a regular horizontal pattern
- Mortar joints that look wider or opened up on one elevation
Wall tie replacement prices in Exeter
Prices in Exeter are worked out on South West rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,850 – £3,600 | per house |
| Semi-detached house | £2,600 – £5,150 | per house |
| Detached houseest. | £3,600 – £7,200 | per house |
| Scaffolding where neededest. | £620 – £1,850 | per elevation |
How we usually approach wall tie replacement
Remedial tie installation
New stainless ties are drilled through the outer leaf into the inner leaf, then fixed by mechanical expansion or resin, depending on the masonry. They are placed to a set grid across each elevation, with extra ties around openings and at the edges. Holes are made good in matching mortar.
Best for: Walls where the original ties have failed or are missing
Partial rebuild of the outer leaf
If a section of the outer leaf has bulged too far to be tied back, it is carefully taken down and rebuilt with new ties built in as the work goes up. This is uncommon, and is usually limited to a gable top, a parapet or a panel under a window.
Best for: Outer leaf too distorted to tie back safely
What happens during wall tie replacement, step by step?
Tie survey
A metal detector locates the existing ties and shows their pattern. Small holes are then drilled at sample points and a borescope passed into the cavity to see the tie condition, type and embedment. The holes are made good afterwards.
Access
Ties are fitted across the whole of each affected elevation, so scaffold or a tower is usually needed above ground floor. We plan access around conservatories, extensions, neighbours’ land and any parking that must be suspended.
Install the new ties
New stainless ties are drilled and fixed to the specified grid, with closer spacing around windows, doors and the roofline. Sample ties can be pull-tested to confirm they are holding in your particular brick and block.
Rules for wall tie replacement in England
Like-for-like repairs such as crack stitching and repointing do not usually need building control approval in England, but anything that changes or strengthens the structure, such as underpinning or rebuilding a wall, does. If the work touches a party wall, the Party Wall etc. Act 1996 may apply.
Questions about wall tie replacement in Exeter
How much will wall tie replacement cost in Exeter?
Guide prices for wall tie replacement in Exeter start from about £1,850 per house, 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 Exeter?
Yes, Exeter is covered, along with postcode districts EX1, EX2, EX3, EX4. We also cover nearby Exmouth and Tiverton.
Is the ground in Devon prone to subsidence?
Devon's ground is mostly older mudstones, sandstones and granite, so shrinkable-clay subsidence is less widespread than further east. Older solid-walled and cob buildings, steep sites and retaining walls are the more common structural concerns. Only an investigation can say why a particular building has moved.
Which houses are most at risk of wall tie failure?
Cavity-walled houses built before the 1980s are most at risk, especially those with mild steel ties, black ash mortar or an exposed position. Coastal and hilltop houses, and elevations facing the prevailing weather, tend to fail first.
How do I know if my wall ties have failed?
The clearest sign is horizontal cracking in the mortar joints repeating every few courses, often with a bulge or a lifted roofline. Wire ties can fail with no cracking at all, so a tie survey with a metal detector and borescope is the only reliable check.
Other structural repairs in Exeter
- Brick arch repairs
- Boundary and garden wall repairs
- Chimney stack repairs
- Bowing wall repairs
- Retaining wall repairs
Wall tie replacement near Exeter
Pick your house type in our quote tool for a Exeter wall tie guide price, then book a survey to confirm what condition the ties are in.