Lewisham · Greater London
Wall tie replacement in Lewisham
On exposed sites around Lewisham, the elevation facing the weather often loses its wall ties first. Remedial stainless ties reconnect the two leaves, and the old ties are isolated or removed where they are still pushing the brickwork apart.
Guide price from£2,250per house inc VAT
- Postcodes
- BR3, SE4, SE6, SE12, SE13
- Population
- about 300,000
- Area
- Greater London
- Pricing region
- London
How do local ground conditions affect wall tie replacement in Lewisham?
We cover the whole of Lewisham, including postcode districts BR3, SE4, SE6, SE12, SE13; about 300,000 people live in the borough. Nearby places we cover include Southwark (3 miles), Greenwich (4 miles) and Lambeth (4 miles).
Greater London is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. What you mostly find across Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
Signs you may need wall tie replacement
- The roof edge or verge lifting slightly above the brickwork
- A house built before the 1980s on an exposed or coastal site
- Outer brickwork bowing or bulging, often worst near the top
How much will wall tie replacement cost in Lewisham?
Prices in Lewisham are worked out on London 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. | £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 |
Which repair method suits a home in Lewisham?
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
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 when we carry out wall tie replacement in Lewisham?
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 Lewisham: questions and answers
What is the price of wall tie replacement in Lewisham?
Guide prices for wall tie replacement in Lewisham 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 carry out wall tie replacement in Lewisham?
Yes. We take enquiries from across Lewisham, including BR3, SE4, SE6, SE12, and from nearby places such as Southwark and Greenwich. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Lewisham cause cracking?
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.
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.
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.
More repairs we carry out in Lewisham
- Subsidence repairs
- Subsidence insurance claim repairs
- Chimney stack repairs
- Bowing wall repairs
- Extension pulling away repairs
Wall tie replacement near Lewisham
Send photos of any horizontal cracking at your Lewisham property and we will tell you whether a wall tie survey looks worthwhile.