Blaydon-on-Tyne · Tyne and Wear
Wall tie replacement in Blaydon-on-Tyne
For landlords with older housing stock in Blaydon-on-Tyne, 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£1,650per house inc VAT
- Postcodes
- NE15, NE21, NE40
- Population
- about 15,000
- Area
- Tyne and Wear
- Pricing region
- North East
How do local ground conditions affect wall tie replacement in Blaydon-on-Tyne?
Blaydon-on-Tyne is in Tyne and Wear and takes in postcode districts NE15, NE21, NE40. About 15,000 people live there. Neighbouring towns we cover: Whickham (2 miles), Newcastle upon Tyne (4 miles) and Stanley (7 miles).
Tyne and Wear has a mix of ground, with clay in some places and firmer rock in others. Historic coal workings are recorded beneath parts of Tyne and Wear, and a coal mining search is worth checking where movement is unexplained. Across Tyne and Wear, most homes are Tyneside flats and terraces, Victorian villas, inter-war council estates and post-war semis.
From first photo to finished repair
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.
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.
Symptoms that point to wall tie replacement
- Mortar joints that look wider or opened up on one elevation
- A house built before the 1980s on an exposed or coastal site
- Cracked render with a regular horizontal pattern
Guide prices for wall tie replacement in Blaydon-on-Tyne
Prices in Blaydon-on-Tyne are worked out on North East rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| 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 |
Methods for wall tie replacement
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
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
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
How much should I budget for wall tie replacement in Blaydon-on-Tyne?
Guide prices for wall tie replacement in Blaydon-on-Tyne start from about £1,650 per house, including VAT, on North 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 Blaydon-on-Tyne?
Yes. We take enquiries from across Blaydon-on-Tyne, including NE15, NE21, NE40, and from nearby places such as Whickham and Newcastle upon Tyne. Send photos for a free initial view and we will tell you what happens next.
Why do houses in Tyne and Wear crack?
Tyne and Wear lies on the Durham and Northumberland coalfield, with old shallow workings recorded beneath parts of Newcastle, Gateshead and Sunderland, mostly under a cover of glacial clay. 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.
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 Blaydon-on-Tyne
- Structural surveys and crack monitoring
- Roof structure repairs
- Mining subsidence repairs
- Resin injection ground stabilisation
- Subsidence repairs
Wall tie replacement near Blaydon-on-Tyne
Send photos of any horizontal cracking at your Blaydon-on-Tyne property and we will tell you whether a wall tie survey looks worthwhile.