Wall tie replacement in Hammersmith and Fulham

Postcodes: SW13, SW14, W3, W4, W6
Population: about 180,000
Area: Greater London
Pricing region: London

What is the ground like in Greater London?

We cover the whole of Hammersmith and Fulham, including postcode districts SW13, SW14, W3, W4, W6; about 180,000 people live in the borough. Nearby places we cover include Kensington and Chelsea (1 miles), Wandsworth (3 miles) and Westminster (4 miles).

Much of Greater London sits on clay that shrinks in dry summers and swells in wet winters. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.

Repair options we may recommend

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 to expect when we carry out wall tie replacement

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.
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.

Is it time for wall tie replacement? Common signs

The roof edge or verge lifting slightly above the brickwork
Horizontal cracks along mortar joints, repeating every few brick courses
A house built before the 1980s on an exposed or coastal site

What should you budget for wall tie replacement in Hammersmith and Fulham?

For Hammersmith and Fulham we use London rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.

Guide prices inc VAT on London rates. Items marked est. are our estimates.
Item	Guide price	Per
Mid-terrace houseest.	£2,250 – £4,400	per house
Semi-detached house	£3,100 – £6,250	per house
Detached houseest.	£4,400 – £8,750	per house
Scaffolding where neededest.	£750 – £2,250	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.

Your wall tie replacement questions

How much will wall tie replacement cost in Hammersmith and Fulham?

Guide prices for wall tie replacement in Hammersmith and Fulham start from about £2,250 per house, including VAT, on London rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.

Do you cover Hammersmith and Fulham?

Yes, Hammersmith and Fulham is covered, along with postcode districts SW13, SW14, W3, W4. We also cover nearby Kensington and Chelsea and Wandsworth.

Is the ground in Greater London prone to subsidence?

Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. 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 Hammersmith and Fulham

Wall tie replacement near Hammersmith and Fulham

Pick your house type in our quote tool for a Hammersmith and Fulham wall tie guide price, then book a survey to confirm what condition the ties are in.