Northumberland · England
Wall tie replacement in Northumberland
Looking for wall tie replacement in Northumberland? Send us photos for a free initial view. Northumberland has a mix of ground, with clay in some places and firmer rock in others, so we look at the ground, drains and nearby trees before recommending anything.
Guide price from£1,650per house inc VAT
- Area
- Northumberland
- Pricing region
- North East
- Ground
- Clay in parts
- Towns listed
- 6
What is the ground like in Northumberland?
South-east Northumberland around Blyth, Ashington and Cramlington lies on the Northumberland coalfield, worked extensively in the past, under a cover of glacial clay. The north and west are hard rock and moorland.
Parts of Northumberland lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Northumberland: Colliery terraces, stone farmhouses and villages, and post-war estates.
Wall tie replacement prices in Northumberland
The ranges below reflect typical North East costs for wall tie replacement, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,650 – £3,200 | per house |
| Semi-detached house | £2,300 – £4,600 | per house |
| Detached houseest. | £3,200 – £6,450 | per house |
| Scaffolding where neededest. | £550 – £1,650 | per elevation |
How we usually approach wall tie replacement
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
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
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
What happens during wall tie replacement, step by step?
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.
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.
What to look for before calling about wall tie replacement
- Outer brickwork bowing or bulging, often worst near the top
- Cracked render with a regular horizontal pattern
- A house built before the 1980s on an exposed or coastal site
- Mortar joints that look wider or opened up on one elevation
Do you need approval 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.
Towns in Northumberland we cover for wall tie replacement
Questions about wall tie replacement in Northumberland
Is the ground in Northumberland prone to subsidence?
South-east Northumberland around Blyth, Ashington and Cramlington lies on the Northumberland coalfield, worked extensively in the past, under a cover of glacial clay. The north and west are hard rock and moorland. Parts of Northumberland lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Only an investigation on site can say why a particular building has moved.
How much will wall tie replacement cost in Northumberland?
On North East rates, wall tie replacement starts from about £1,650 per house, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
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.
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.