SIGNS OF WALL TIE FAILURE
Wall tie failure is often mistaken for general cracking or movement within a property. In reality, it follows very specific patterns and spotting those early can prevent more serious structural issues developing over time.
What Is Wall Tie Failure?
Wall ties are designed to hold the inner and outer parts of a cavity wall together so they act as one solid structure.
Over time, older wall ties can corrode or weaken. As they deteriorate, they lose their ability to support the wall and in some cases, begin to cause damage themselves.
This is what’s known as wall tie failure.
The Most Common Signs of Wall Tie Failure
Horizontal Cracking in Mortar Joints
One of the earliest and most recognisable signs is horizontal cracking along the mortar lines of the brickwork. This often appears at regular intervals and is typically more noticeable on exposed elevations.
Bulging or Bowing Brickwork
As wall ties corrode and expand, they can push the outer leaf of brickwork outward. This can lead to sections of the wall appearing uneven, bowed, or slightly bulged.
Cracks Around Windows, Doors or Render
You may notice cracking forming around window frames, door openings or if the property is rendered, the cracking may appear as straight horizontal lines or slight distortions in the surface.
Movement at Gable Ends
In more advanced cases, wall tie failure can contribute to movement at the top of the property, particularly at gable ends. This is something that should always be assessed by a specialist.
Noticed Any of These Signs?
If you’re seeing cracks, bulging brickwork, or movement in your walls, it’s worth getting it checked properly. Book a professional wall tie survey and get clear answers about the condition of your property.
What Causes Wall Tie Failure?
The most common cause is corrosion of older mild steel wall ties. As these ties are exposed to moisture within the cavity, they begin to rust. Over time, this corrosion causes the metal to expand, which places pressure on the surrounding mortar joints.
Other contributing factors can include:
Age of the property
Exposure to wind and rain (especially coastal areas)
Poor original installation
Low-quality or insufficient ties
Properties built before modern standards are more likely to experience this issue.
Does Cracking Always Mean Wall Tie Failure?
No, not all cracking is caused by wall tie failure. Movement can also be linked to settlement, thermal expansion, or other structural factors. However, the pattern and location of the cracks are key indicators. If you’re unsure, the only way to confirm the cause is with a professional wall tie survey.
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