Stratford-upon-Avon · Warwickshire
Wall tie replacement in Stratford-upon-Avon
Plenty of cavity-walled houses, in Stratford-upon-Avon 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£1,800per house inc VAT
- Postcodes
- CV37
- Population
- about 30,000
- Area
- Warwickshire
- Pricing region
- West Midlands
What is the ground like in Warwickshire?
Stratford-upon-Avon is in Warwickshire and takes in postcode districts CV37. About 30,000 people live there. We also take enquiries from nearby Warwick (8 miles), Leamington Spa (10 miles) and Kenilworth (12 miles).
Clay soils are found in parts of Warwickshire. Parts of Warwickshire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Warwickshire: Regency houses in Leamington Spa, timber-framed buildings in Stratford and Warwick, and brick terraces and estates in the north.
What to look for before calling about wall tie replacement
- A house built before the 1980s on an exposed or coastal site
- Cracked render with a regular horizontal pattern
- Mortar joints that look wider or opened up on one elevation
Wall tie replacement prices in Stratford-upon-Avon
For Stratford-upon-Avon we use West Midlands rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,800 – £3,500 | per house |
| Semi-detached house | £2,500 – £5,000 | per house |
| Detached houseest. | £3,500 – £7,000 | per house |
| Scaffolding where neededest. | £600 – £1,800 | per elevation |
How we usually approach 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
What happens during wall tie replacement, step by step?
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.
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.
Questions about wall tie replacement in Stratford-upon-Avon
What is the price of wall tie replacement in Stratford-upon-Avon?
Guide prices for wall tie replacement in Stratford-upon-Avon start from about £1,800 per house, including VAT, on West 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 Stratford-upon-Avon?
We do. Stratford-upon-Avon and the surrounding area are covered, including nearby Warwick and Leamington Spa. A free initial assessment from your photos is the first step.
Does the ground around Stratford-upon-Avon cause cracking?
Much of Warwickshire is Mercia Mudstone and Lias clay, with the Warwickshire coalfield under Nuneaton and Bedworth in the north. Clay soils near trees can shrink in dry summers. Only an investigation can say why a particular building has moved.
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.
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.
More repairs we carry out in Stratford-upon-Avon
- Brick arch repairs
- Underpinning
- Extension pulling away repairs
- Subsidence insurance claim repairs
- Retaining wall repairs
Wall tie replacement near Stratford-upon-Avon
Send photos of any horizontal cracking at your Stratford-upon-Avon property and we will tell you whether a wall tie survey looks worthwhile.