Cable wall tie failure (help)

Camwilliams

Hi me and my partner are a FTB and I was just looking to get some help on a survey we have had done I’ll post below about the cable wall ties it says there’s extensive cracking to the external walls and it is evidence of the cable wall ties may need replacing. Just wondering if anyone can help thank you 

There are signs of extensive cracking to the external walls, particularly to the rear offshoot which is evidence of cavity wall tie failure. A further detailed inspection by a cavity wall tie specialist is required before commitment to purchase to check the condition of the cavity wall ties and provide you with further recommendations and costs for remedial work.

stuart45

All you can do is get an estimate for the repairs. In some cases a certain amount of rebuilding will be required. In others the ties can be isolated and new ones installed.

Ebe_Scrooge

As above, really.

First, be thankful that this issue was highlighted on the survey - you do at least have the opportunity to not proceed further if you wish.

You really do need to get a specialist to take a look and advise you on the cost to repair.  You may decide that the cost of the specialist survey, along with any corrective work that's needed, means you don't want to proceed with the purchase.  Of course, you can negotiate on the price based on the outcome of the specialist's report - but if the vendor refuses to budge, then it could be argued that you've wasted the cost of the survey.  But better that than buying somewhere that needs a lot of expensive work doing.

Heedtheadvice

And again ^^^

.....and just be certain that it is a wall tie failure!

I am not an expert and it really depends on the cracking characteristics but it might be indications of other problems such as foundation issues, lack of or damaged lintels or (rear offshoot = extension ? ) poor connection to older part of building.

If it was me I would be inclined to ensure a professional structural survey is done (assuming you have had just a building valuation survey which might just point out potential problems?). I would not rely on an estimate alone. It could be seriously in error and you would have no comeback if it was or the actual cost to rectify was even massively different! A structural survey should at least give you an idea of the range the potential work and associated cost. It will cost you up front but might prevent a many tens of thousands surprise.

Murmansk

I've never heard of cable wall ties and a Google search for them doesn't seem to find anything. What are they?

Ebe_Scrooge

Murmansk said:

I've never heard of cable wall ties and a Google search for them doesn't seem to find anything. What are they?

Cavity wall ties - I assume it was just a typo by the OP.

stuart45

Could mean gable cavity wall ties.

Ebe_Scrooge

stuart45 said:

Could mean gable cavity wall ties.

I was assuming the OP's second paragraph was a copy & paste from their survey - this refers to cavity wall ties

Ajmason42

A good structural engineer should be able to do an endoscopic camera inspection of the inside of the cavity and they can give you an idea of cost. You could try to get the seller to pay but I would want to be the instructing party so that it is done for me and my lender. 

Remember as well if failed in one area likely to go elsewhere but surveyor should be able to advise 

I would be very guarded as can mean a lot of rebuilding of the outside skin ans you will need a good builder certainly gives you a negotiation option to get the cost down on the purchase 

Personally I would be walk away sounds like it could be a costly job. 

GDB2222

Can I just ask a naive question, please. Why does the remedial work require a lot of rebuilding? Is this because the first you know about the wall ties rusting through is when the wall bulges?

GDB2222

And second naive question: A replacement wall tie costs say £1. I don’t know what they cost to fit, but say £1 each. At 3 ties per sqm you might be looking at fitting say 300 for the whole house. 

So, that’s £1-2k, say. Plus the cost of the scaffolding. 

In the scheme of things that doesn’t seem like a huge cost. Or have I missed out a zero somewhere?