Wall Tie Replacement how much??

Tomsdad67

Hi

I 've had my homebuyers report back today for the 2 bed semi detached bungalow I am buying.

The bungalow is about 60 years old and therefore the report has picked up on the things I would expect i.e age of double glazing, small amount of damp due to defective slate damp proof course.

The survey also mentions that the wall ties need replacing. I am in this instance confident this is not a bottom covering statement by the surveyor as I noticed some horizontal cracking between rows of bricks down the side of the bungalow when viewing and thought it may be wall ties not that I am claiming to be an expert on these things.

The length of the two walls that need attention are as follows: 11meters approx and 7 meters.

Anyone got any idea of who much I should expect to have to pay to get the wall ties replaced.

Tomsdad67

Some one must have some ideas on price???

David_Aldred

Hi Tomsdad,
Costings will depend upon where you are in the country, who you are asking and type of tie present. If horizontal cracking is present this suggests a risk of large gauge or plate ties being present of sufficient size that when they expand with corrosion the mortar beds cannot accomodate the tensile stress and crack open as a result. Inspection by illuminated photographic endoscope / boroscope and perhaps exposing the end of a tie in the mortar bed may help with diagnosis and costings.

If and it is only an if until confirmed by proper inspection the ties are large gauge / plate types then this affects costs as not only are you costing for new ties but also to remove or isolate existing ties from causing further damage. Removing the ties is better than isolating them in my opinion (I can explain the reason for this if required).

Although you only quote two areas it is likley the problem will be common to all external cavity walls and therefore all areas should be budgeted for as a worst case scenario. Another consideration is whether the cavity walls are insulated or not as this again adds to the difficulty of things. An allowance for addressing debris falling into the cavity of the wall as a result of the works should be allowed for and if works involve brick / render replacement this can also add to costs. Finally although a bungalow if bricks / render are being removed / made good it is likely some degree of safe working platform will be required under the Working at Height Regulations.

From the above you can see costs can vary wildly so sorry if things are a little vague especially when bungalows can vary wildly in size / be detached / semi detached / rendered / replacement bricks may be hard to source etc.

As a guide price a small to medium three bed semi detched bungalow local to where I live I would expect to have new ties installed for at least £1100 plus VAT. If not rendered and not insulated then removing and making good face brickwork not allowing for scaffolding / any render / any insulation / clearing of cavities I would expect to be at least twice this figure added onto the original budget cost.

Factor in the other issues and you can see how this can be a considerable costing and it is recommended that you obtain a few fixed costs from reputable contractors and not act on the above figures given for illustration only.

With regard to sourcing contractors you might wish to contact the Wall Tie Installers Federation although this is really only a trade association. You may also wish to consider having somebody other than the contractor test the new ties to ensure they are actually properly fixed and that existing ties have been addressed properly as it is not unknown for cowboy contractors to get this type of work so very wrong. Hope this helps, kindest regards David Aldred Independent damp, wall tie and timber surveyor

Tomsdad67

Really helpful and informative.

Thanks!!!!