Weymouth · Dorset
Wall tie replacement in Weymouth
Horizontal cracking on a Weymouth 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
- DT3, DT4
- Population
- about 53,000
- Area
- Dorset
- Pricing region
- South West
Why does the ground in Dorset matter for wall tie replacement?
We cover Weymouth and its postcode districts DT3, DT4, part of Dorset, with a population of roughly 53,000. Neighbouring towns we cover: Dorchester (7 miles), Poole (22 miles) and Yeovil (24 miles).
Dorset has a mix of ground, with clay in some places and firmer rock in others. Ground movement here is more often linked to soils, drains and trees than to mining. Across Dorset, most homes are stone and brick villages, Victorian villas in Bournemouth, and inter-war and post-war semis.
How we usually approach wall tie replacement
Isolating the old ties
Where the old ties are swelling and cracking the brickwork, fitting new ties alone may not stop further damage. Each old tie can be isolated, usually by cutting it through within the cavity or sleeving its outer end, so it can no longer lift the outer leaf as it continues to corrode.
Best for: Thick mild steel ties still causing horizontal cracking
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
- Outer brickwork bowing or bulging, often worst near the top
- Horizontal cracks along mortar joints, repeating every few brick courses
- Mortar joints that look wider or opened up on one elevation
Wall tie replacement prices in Weymouth
Prices in Weymouth 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 |
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 Weymouth
How much will wall tie replacement cost in Weymouth?
Guide prices for wall tie replacement in Weymouth 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 Weymouth?
Yes, Weymouth is covered, along with postcode districts DT3, DT4. We also cover nearby Dorchester and Poole.
Is the ground in Dorset prone to subsidence?
Dorset mixes chalk downs, Oxford and Kimmeridge Clays in the vales, and the sands and gravels of the Poole basin. Clay vales can shrink and swell, and parts of the coast are known for landslip. Only an investigation can say why a particular building has moved.
Will a mortgage lender accept wall tie replacement?
Lenders generally accept properly carried out tie replacement, but they may want to see the survey, the quote or a record of the completed work. If a valuation has flagged wall ties, a written report and itemised quote are usually what the lender or buyer needs next.
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.
Other structural repairs in Weymouth
- Boundary and garden wall repairs
- Brick arch repairs
- Lintel replacement
- Underpinning
- Bay window subsidence repairs
Wall tie replacement near Weymouth
Need a report for a buyer or lender in Weymouth? Send us the valuation comment and we will explain what a tie survey and quote would cover.