Why wall ties matter
A cavity wall is two separate walls, an inner leaf and an outer leaf, joined by small metal ties across the gap. The ties keep the outer brickwork stable and help the two leaves work together. If they rust, break or were never installed correctly, the outer leaf can lose its restraint.
Signs of failing ties
- Horizontal cracks in the mortar joints, often at regular heights matching the tie positions
- The outer wall starting to bulge or lean
- Roofs or gables that look as though they are pushing outwards
- Cracking around windows and door openings
- Rust staining on brickwork in some cases
Many homes built across Tyneside from the early twentieth century onward have cavity walls, and older steel or poorly protected ties can corrode, especially in exposed coastal locations around Tynemouth and Whitley Bay, where damp salty air speeds up deterioration. Ties can also corrode when mortar in the outer leaf has become porous and holds moisture.
How a survey works
The condition of wall ties cannot be judged from the outside alone. A survey normally involves drilling small inspection holes and using a borescope, a small camera, to look inside the cavity and check the type and condition of ties. This tells us whether replacement is needed and where. Cavity insulation fitted at a later date can complicate this, and in some cases it has to be removed or worked around.
The replacement process
New stainless steel ties are fitted by drilling through the outer leaf into the inner leaf and securing them with mechanical expansion or resin fixings. The holes are then made good and the mortar finished to blend in. The work is carried out from outside, so disruption inside the house is limited. The number and pattern of ties follow recognised guidance and the condition of each wall.
Where cracking has already occurred, we may combine this work with crack stitching or localised rebuilding. Bulging outer walls can need further assessment, see our page on bowing and bulging wall repairs.
Replacement ties can fall under building control rules in some circumstances, so we will advise at the survey stage. General guidance is on the GOV.UK building regulations pages.
Frequently asked questions
How can I tell if my wall ties have failed?
Look for horizontal cracking in the brickwork, bulging or leaning outer walls and cracking at window corners. The only reliable check is an inspection, usually by borescope through small drilled holes, which shows the ties directly.
Does tie replacement mean major disruption inside?
Generally no. The work is carried out from outside the property by drilling through the outer leaf. Some dust and noise should be expected, but the interior is normally left largely undisturbed.
