Weston-super-Mare · Somerset
Wall tie replacement in Weston-super-Mare
The first clue to failing wall ties in Weston-super-Mare is usually a crack pattern: fine horizontal lines every few courses on one elevation. We confirm what is happening inside the cavity with a metal detector and borescope before recommending any new ties.
Guide price from£1,850per house inc VAT
- Postcodes
- BS22, BS23
- Population
- about 83,000
- Area
- Somerset
- Pricing region
- South West
Is Somerset prone to ground movement?
Weston-super-Mare is in Somerset and takes in postcode districts BS22, BS23. About 83,000 people live there. We also take enquiries from nearby Burnham-on-Sea (7 miles), Clevedon (8 miles) and Nailsea (11 miles).
Parts of Somerset have clay that can shrink near trees in dry spells. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Somerset, most homes are Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
Is it time for wall tie replacement? Common signs
- Mortar joints that look wider or opened up on one elevation
- Outer brickwork bowing or bulging, often worst near the top
- Cracked render with a regular horizontal pattern
What should you budget for wall tie replacement in Weston-super-Mare?
The ranges below reflect typical South West 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. | £1,850 – £3,600 | per house |
| Semi-detached house | £2,600 – £5,150 | per house |
| Detached houseest. | £3,600 – £7,200 | per house |
| Scaffolding where neededest. | £620 – £1,850 | 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
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 to expect when we carry out wall tie replacement
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.
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.
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 will wall tie replacement cost in Weston-super-Mare?
Guide prices for wall tie replacement in Weston-super-Mare start from about £1,850 per house, including VAT, on South West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Weston-super-Mare?
We do. Weston-super-Mare and the surrounding area are covered, including nearby Burnham-on-Sea and Clevedon. A free initial assessment from your photos is the first step.
Is the ground in Somerset prone to subsidence?
Somerset mixes Lias clays, Mercia Mudstone, limestone hills and the peat and alluvium of the Levels around Bridgwater, which can settle. The former Somerset coalfield around Radstock and Midsomer Norton left recorded workings. Only an investigation can say why a particular building has moved.
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.
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.
Other structural repairs in Weston-super-Mare
- Boundary and garden wall repairs
- Chimney stack repairs
- Crack stitching
- Retaining wall repairs
- Concrete repairs
Wall tie replacement near Weston-super-Mare
Need a report for a buyer or lender in Weston-super-Mare? Send us the valuation comment and we will explain what a tie survey and quote would cover.