Wall tie failure is one of the most common — and most overlooked — structural issues affecting buildings across the UK. Left undetected, it can cause serious structural damage and significant repair costs. In this post, we explain what wall tie failure is, how to spot the warning signs and what you should do if you suspect your building may be affected.
What Are Wall Ties?
Wall ties are metal fixings embedded in the mortar joints of cavity walls during construction. Their purpose is straightforward — they connect the inner and outer leaves of a cavity wall together, providing structural stability and ensuring the two leaves act as one.
Most cavity wall buildings constructed before the 1980s used steel wall ties that are now known to be susceptible to corrosion over time. Even in more modern buildings, wall ties can fail if they were incorrectly installed, if the cavity has been subject to persistent moisture or if substandard materials were used during construction.
What Causes Wall Tie Failure?
The most common cause of wall tie failure is corrosion. As wall ties corrode, they expand — and that expansion puts pressure on the surrounding mortar joints, eventually causing them to crack. Once the ties have corroded sufficiently, they can no longer perform their structural function, leaving the outer leaf of masonry unsupported.
Key causes of wall tie failure include:
- Age — older galvanised steel ties are particularly susceptible to corrosion
- Persistent moisture — water ingress accelerates the corrosion process significantly
- Poor installation — incorrectly positioned or inadequately embedded ties are more likely to fail prematurely
- Substandard materials — ties manufactured to lower specifications are more vulnerable to deterioration
How Do You Know If Your Building Is Affected?
Wall tie failure isn’t always immediately visible, but there are several warning signs that should prompt a professional inspection:
- Horizontal cracking in mortar joints — typically appearing at regular intervals corresponding to the spacing of wall ties
- Bulging or bowing brickwork — the outer leaf of masonry pushing outward as ties lose their grip
- Visible rust staining — rust marks appearing through mortar joints or on the face of brickwork
- Cracks around window and door openings — particularly in older properties with a history of moisture issues
If you notice any of these signs, it’s important not to ignore them. Wall tie failure is a progressive condition — the longer it goes unaddressed, the more extensive and costly the remedial works are likely to be.
What Should You Do If You Suspect Wall Tie Failure?
The first step is to commission a professional wall tie survey. A thorough survey will identify the extent of any corrosion or failure, assess the structural condition of the wall and provide a clear recommendation for remedial action.
At Yorkshire Building Group, we carry out detailed wall tie surveys, testing and installation works across Yorkshire. As members of the Wall Tie Federation, we have the expertise and accreditation to diagnose wall tie issues accurately and deliver the most appropriate remedial solution — whether that’s localised tie replacement or a comprehensive new tie installation programme.
Wall Tie Installation — What Does the Process Involve?
Wall tie replacement involves drilling through the outer leaf of masonry, inserting new stainless steel ties at the correct spacing and, where necessary, stitching any cracked mortar joints to restore structural integrity. The process is less disruptive than many property owners expect and, when carried out by a specialist, leaves minimal visual impact on the building.
For listed and heritage buildings, the process requires additional care and compliance with heritage requirements — an area in which Yorkshire Building Group has extensive experience, having worked on Grade II listed structures across Yorkshire.
Wall tie failure is a serious issue, but it is entirely manageable when identified and addressed early. If you have concerns about the structural condition of your building — whether it’s a modern property or a historic listed building — don’t wait. Get in touch with Yorkshire Building Group today for expert advice and a professional wall tie survey. Request a Wall Tie Survey
