Cirencester · Gloucestershire
Wall tie replacement in Cirencester
If a mortgage valuation on a Cirencester property has flagged possible wall tie failure, the next step is a tie survey and a written quote. We explain what the borescope found on each elevation and price only the walls that need work.
Guide price from£1,850per house inc VAT
- Postcodes
- GL7
- Population
- about 20,000
- Area
- Gloucestershire
- Pricing region
- South West
Why does the ground in Gloucestershire matter for wall tie replacement?
With roughly 20,000 people, Cirencester spans postcode districts GL7 in Gloucestershire. Neighbouring towns we cover: Stroud (10 miles), Cheltenham (13 miles) and Swindon (14 miles).
Gloucestershire has a mix of ground, with clay in some places and firmer rock in others. Parts of Gloucestershire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Gloucestershire: Cotswold stone cottages, Regency terraces in Cheltenham, and brick estates around Gloucester.
Signs you may need wall tie replacement
- A house built before the 1980s on an exposed or coastal site
- Horizontal cracks along mortar joints, repeating every few brick courses
- Mortar joints that look wider or opened up on one elevation
How much will wall tie replacement cost in Cirencester?
Guide prices below are for homes in Cirencester, on South West rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| 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 |
Which repair method suits a home in Cirencester?
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
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
What happens when we carry out wall tie replacement in Cirencester?
Report and quote
You receive a written summary of what the survey found on each elevation, which walls need new ties, whether old ties should be isolated or removed, and a no-obligation written quote with scaffold shown separately.
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.
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.
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.
Wall tie replacement in Cirencester: questions and answers
How much should I budget for wall tie replacement in Cirencester?
Guide prices for wall tie replacement in Cirencester 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.
Can you survey a property in Cirencester?
We do. Cirencester and the surrounding area are covered, including nearby Stroud and Cheltenham. A free initial assessment from your photos is the first step.
Why do houses in Gloucestershire crack?
The Severn vale around Gloucester, Cheltenham and Tewkesbury is Lias and Mercia Mudstone clay, the Cotswolds are limestone, and the Forest of Dean has a historic coalfield. Parts of South Gloucestershire around Kingswood also lie on old Coal Measures. 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.
Do all walls of the house need new ties?
Not necessarily, because ties often fail on one exposed elevation long before the others. The survey checks each wall, and the quote covers only the elevations where ties have failed or are close to it. Sheltered walls may simply be noted for future checks.
Related work in Cirencester
- Concrete repairs
- Roof structure repairs
- Lintel replacement
- Subsidence repairs
- Bay window subsidence repairs
Wall tie replacement near Cirencester
Suspect failed wall ties in Cirencester? We offer a free initial assessment from your photos or a call, and a fixed price after the tie survey.