Daventry · Northamptonshire
Wall tie replacement in Daventry
Plenty of cavity-walled houses, in Daventry as elsewhere, were built when galvanised steel ties were standard, and those ties are now reaching the end of their life. A survey shows whether yours are sound, thinning or actively swelling and cracking the brickwork.
Guide price from£1,750per house inc VAT
- Postcodes
- NN11
- Population
- about 28,000
- Area
- Northamptonshire
- Pricing region
- East Midlands
Why does the ground in Northamptonshire matter for wall tie replacement?
With roughly 28,000 people, Daventry spans postcode districts NN11 in Northamptonshire. Nearby, we also cover Rugby (9 miles), Northampton (12 miles) and Leamington Spa (15 miles).
Much of Northamptonshire sits on clay that shrinks in dry summers and swells in wet winters. Historic ironstone working has left disturbed ground in places. What you mostly find across Northamptonshire: ironstone and limestone cottages, Victorian terraces in Northampton and Kettering, and new-town estates in Corby.
Symptoms that point to wall tie replacement
- 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
Guide prices for wall tie replacement in Daventry
These are guide prices for Daventry, using East Midlands 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 – £3,450 | per house |
| Semi-detached house | £2,450 – £4,900 | per house |
| Detached houseest. | £3,450 – £6,850 | per house |
| Scaffolding where neededest. | £590 – £1,750 | per elevation |
Methods for 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
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
From first photo to finished repair
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.
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.
Frequently asked questions
What is the price of wall tie replacement in Daventry?
Guide prices for wall tie replacement in Daventry start from about £1,750 per house, including VAT, on East Midlands 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 Daventry?
Yes, Daventry is covered, along with postcode districts NN11. We also cover nearby Rugby and Northampton.
Does the ground around Daventry cause cracking?
Northamptonshire sits largely on Lias clay and Jurassic ironstones and limestones, with historic ironstone quarrying around Corby and Kettering. The clay vales are prone to shrinkage near trees. Only an investigation can say why a particular building has moved.
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.
Do the old wall ties have to be removed?
Not always, because thin wire ties that cannot swell are usually left in place once new ties are fitted. Thicker ties that are still expanding and cracking the wall are isolated or removed so they stop causing damage. The survey decides which applies.
More repairs we carry out in Daventry
- Brick arch repairs
- Bay window subsidence repairs
- Floor joist repairs
- Underpinning
- Roof structure repairs
Wall tie replacement near Daventry
Our no-obligation written quote for wall ties in Daventry shows each elevation and the scaffold on its own line, so nothing is bundled together.