Chorley · Lancashire
Wall tie replacement in Chorley
On exposed sites around Chorley, 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£1,750per house inc VAT
- Postcodes
- PR6, PR7
- Population
- about 34,000
- Area
- Lancashire
- Pricing region
- North West
What is the ground like in Lancashire?
Chorley, Lancashire: about 34,000 residents across postcode districts PR6, PR7. Neighbouring towns we cover: Horwich (4 miles), Leyland (4 miles) and Darwen (7 miles).
Clay soils are found in parts of Lancashire. Parts of Lancashire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Lancashire: Stone and brick mill terraces, seaside villas in Blackpool and Lytham, and inter-war and post-war semis.
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.
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.
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
- Horizontal cracks along mortar joints, repeating every few brick courses
- Cracked render with a regular horizontal pattern
What should you budget for wall tie replacement in Chorley?
These are guide prices for Chorley, using North West rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,750 – £3,350 | per house |
| Semi-detached house | £2,400 – £4,800 | per house |
| Detached houseest. | £3,350 – £6,700 | per house |
| Scaffolding where neededest. | £575 – £1,750 | per elevation |
Repair options we may recommend
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
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
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
What is the price of wall tie replacement in Chorley?
Guide prices for wall tie replacement in Chorley start from about £1,750 per house, including VAT, on North West 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 Chorley?
Yes, Chorley is covered, along with postcode districts PR6, PR7. We also cover nearby Horwich and Leyland.
Does the ground around Chorley cause cracking?
Lancashire is mostly glacial till over sandstone and mudstone, with the Burnley and Accrington coalfield in the east and soft coastal and estuarine ground on the Fylde. Old mill and mine sites leave made ground in many towns. 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.
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 Chorley
- Underpinning
- Bay window subsidence repairs
- Resin injection ground stabilisation
- Extension pulling away repairs
- Gable end wall repairs
Wall tie replacement near Chorley
Need a report for a buyer or lender in Chorley? Send us the valuation comment and we will explain what a tie survey and quote would cover.