Basingstoke · Hampshire
Wall tie replacement in Basingstoke
For landlords with older housing stock in Basingstoke, wall ties are worth checking before the cracks appear. A short survey on each elevation gives you a clear record and a priced plan if replacement is needed.
Guide price from£2,000per house inc VAT
- Postcodes
- RG21, RG22, RG23, RG24
- Population
- about 110,000
- Area
- Hampshire
- Pricing region
- South East
Why does the ground in Hampshire matter for wall tie replacement?
Postcode districts RG21, RG22, RG23, RG24 cover Basingstoke, a Hampshire town of about 110,000 people. Nearby places we cover include Tadley (6 miles), Alton (9 miles) and Fleet (11 miles).
Hampshire 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. Typical buildings in Hampshire: Victorian terraces in Portsmouth and Southampton, 1930s semis, and large post-war and new-build estates.
Wall tie replacement prices in Basingstoke
For Basingstoke we use South East 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. | £2,000 – £3,900 | per house |
| Semi-detached house | £2,800 – £5,600 | per house |
| Detached houseest. | £3,900 – £7,850 | per house |
| Scaffolding where neededest. | £670 – £2,000 | per elevation |
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
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 during wall tie replacement, step by step?
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.
What to look for before calling about wall tie replacement
- Mortar joints that look wider or opened up on one elevation
- Cracked render with a regular horizontal pattern
- Outer brickwork bowing or bulging, often worst near the top
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 Basingstoke
How much should I budget for wall tie replacement in Basingstoke?
Guide prices for wall tie replacement in Basingstoke start from about £2,000 per house, including VAT, on South East 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 Basingstoke?
We do. Basingstoke and the surrounding area are covered, including nearby Tadley and Alton. A free initial assessment from your photos is the first step.
Why do houses in Hampshire crack?
Central Hampshire is chalk, while the south around Portsmouth, Southampton and the New Forest fringe and the north-east around Farnborough sit on London Clay, Reading Beds and other clays and sands. The clay areas see seasonal movement near 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.
Is wall tie failure covered by insurance?
Usually not, because insurers treat it as gradual deterioration. Damage caused by a sudden event, such as part of a wall collapsing in a storm, may be treated differently under some policies. Check your policy wording, and tell your insurer if you are unsure.
Related work in Basingstoke
- Extension pulling away repairs
- Structural surveys and crack monitoring
- Concrete repairs
- Underpinning
- Crack stitching
Wall tie replacement near Basingstoke
Send photos of any horizontal cracking at your Basingstoke property and we will tell you whether a wall tie survey looks worthwhile.