Lancing · West Sussex
Wall tie replacement in Lancing
On exposed sites around Lancing, the elevation facing the weather often loses its wall ties first. Remedial stainless ties reconnect the two leaves, and the old ties are isolated or removed where they are still pushing the brickwork apart.
Guide price from£2,000per house inc VAT
- Postcodes
- BN15
- Population
- about 19,000
- Area
- West Sussex
- Pricing region
- South East
What is the ground like in West Sussex?
Lancing (BN15) has around 19,000 residents and sits in West Sussex. Nearby places we cover include Shoreham-by-Sea (2 miles), Worthing (2 miles) and Brighton (8 miles).
Much of West Sussex sits on clay that shrinks in dry summers and swells in wet winters. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in West Sussex: Wealden cottages, 1930s semis and bungalows on the coast, and new-town estates in Crawley.
What should you budget for wall tie replacement in Lancing?
Guide prices below are for homes in Lancing, on South East rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £2,000 – £3,900 | per house |
| Semi-detached house | £2,800 – £5,600 | per house |
| Detached houseest. | £3,900 – £7,850 | per house |
| Scaffolding where neededest. | £670 – £2,000 | per elevation |
Repair options we may recommend
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
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.
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.
Is it time for wall tie replacement? Common signs
- Horizontal cracks along mortar joints, repeating every few brick courses
- A house built before the 1980s on an exposed or coastal site
- Mortar joints that look wider or opened up on one elevation
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
What is the price of wall tie replacement in Lancing?
Guide prices for wall tie replacement in Lancing start from about £2,000 per house, including VAT, on South East 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 Lancing?
Yes, Lancing is covered, along with postcode districts BN15. We also cover nearby Shoreham-by-Sea and Worthing.
Does the ground around Lancing cause cracking?
North West Sussex around Crawley and Horsham sits on Weald Clay, the South Downs are chalk, and the coastal plain has brickearth and gravels. The Weald Clay is prone to shrink-swell movement near trees. Only an investigation can say why a particular building has moved.
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.
Do all walls of the house need new ties?
Not necessarily, because ties often fail on one exposed elevation long before the others. The survey checks each wall, and the quote covers only the elevations where ties have failed or are close to it. Sheltered walls may simply be noted for future checks.
More repairs we carry out in Lancing
- Structural surveys and crack monitoring
- Subsidence insurance claim repairs
- Concrete repairs
- Roof structure repairs
- Floor joist repairs
Wall tie replacement near Lancing
Send photos of any horizontal cracking at your Lancing property and we will tell you whether a wall tie survey looks worthwhile.