Merton · Greater London
Wall tie replacement in Merton
If a mortgage valuation on a Merton 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£2,250per house inc VAT
- Postcodes
- CR4, SM4, SW19, SW20
- Population
- about 220,000
- Area
- Greater London
- Pricing region
- London
How do local ground conditions affect wall tie replacement in Merton?
We cover the whole of Merton, including postcode districts CR4, SM4, SW19, SW20; about 220,000 people live in the borough. We also take enquiries from nearby Wandsworth (3 miles), Sutton (3 miles) and Kingston upon Thames (4 miles).
Shrinkable clay is widespread in Greater London. 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.
What to expect when we carry out wall tie replacement
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.
Is it time for wall tie replacement? Common signs
- Mortar joints that look wider or opened up on one elevation
- The roof edge or verge lifting slightly above the brickwork
- Horizontal cracks along mortar joints, repeating every few brick courses
What should you budget for wall tie replacement in Merton?
For Merton we use London 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. | £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 |
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
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
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 should I budget for wall tie replacement in Merton?
Guide prices for wall tie replacement in Merton 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.
Can you survey a property in Merton?
Yes, Merton is covered, along with postcode districts CR4, SM4, SW19, SW20. We also cover nearby Wandsworth and Sutton.
Why do houses in Greater London crack?
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.
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 Merton
- Chimney stack repairs
- Floor joist repairs
- Underpinning
- Bay window subsidence repairs
- Subsidence insurance claim repairs
Wall tie replacement near Merton
Need a report for a buyer or lender in Merton? Send us the valuation comment and we will explain what a tie survey and quote would cover.