Exmouth · Devon
Wall tie replacement in Exmouth
Horizontal cracking on a Exmouth 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
- EX8
- Population
- about 36,000
- Area
- Devon
- Pricing region
- South West
What is the ground like in Devon?
Exmouth, Devon: about 36,000 residents across postcode districts EX8. We also take enquiries from nearby Exeter (9 miles), Newton Abbot (11 miles) and Torquay (12 miles).
Most of Devon is on firmer ground than the clay belts of the south-east. 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.
Wall tie replacement prices in Exmouth
For Exmouth we use South West rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| 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
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
Removing old ties and rebedding
On badly cracked elevations the old ties are cut out from the outer face, the joints raked and rebedded, and the brickwork repointed. It is more work than isolation but removes the source of expansion entirely. An engineer or the survey report usually specifies where this is needed.
Best for: Elevations with severe cracking or lifting
What happens during wall tie replacement, step by step?
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.
Deal with the old ties and make good
Old ties are isolated or removed where the report calls for it, cracked joints are raked out and repointed, and drilled holes are filled in matching mortar. A written note of tie positions and findings goes in your property file.
What to look for before calling about wall tie replacement
- Cracked render with a regular horizontal pattern
- Horizontal cracks along mortar joints, repeating every few brick courses
- A house built before the 1980s on an exposed or coastal site
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 Exmouth
How much will wall tie replacement cost in Exmouth?
Guide prices for wall tie replacement in Exmouth 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 Exmouth?
We do. Exmouth and the surrounding area are covered, including nearby Exeter and Newton Abbot. A free initial assessment from your photos is the first step.
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.
Is wall tie failure covered by insurance?
Usually not, because insurers treat it as gradual deterioration. Damage caused by a sudden event, such as part of a wall collapsing in a storm, may be treated differently under some policies. Check your policy wording, and tell your insurer if you are unsure.
Can wall ties be replaced on a rendered house?
Yes, new ties can be fitted through render, with each drill hole made good afterwards. The repairs can show on painted render, so redecoration of the affected elevation is often worth including. Render can also hide the cracking pattern, so a survey matters more.
Other structural repairs in Exmouth
- Subsidence insurance claim repairs
- Crack stitching
- Gable end wall repairs
- Roof structure repairs
- Bay window subsidence repairs
Wall tie replacement near Exmouth
Our no-obligation written quote for wall ties in Exmouth shows each elevation and the scaffold on its own line, so nothing is bundled together.