Wall Tie Maintenance: How Often Should They Be Checked?

Wall ties are metal connectors built into cavity walls to keep the inner and outer layers of brickwork securely in place. Over time, these ties can corrode or fail, putting your property at risk.

This guide outlines why wall ties fail, how to spot the warning signs, and how often they should be checked as part of your long-term maintenance plan.

Wall Tie Maintenance How Often Should They Be Checked

Why you need to maintain wall ties

Over time, wall ties can corrode due to moisture and chemical reactions within the mortar or surrounding environment. If left unchecked, this corrosion can lead to expansion that cracks the brickwork, causes bulging, or even leads to structural failure. Early signs are often subtle: hairline cracks, horizontal fractures in mortar, or loose bricks. Ignoring them may result in costly repairs later on.

How Often Should Wall Ties Be Checked?

A general guideline is to have your wall ties professionally inspected every 15–20 years, especially in properties built before the 1980s, when stainless steel ties were less commonly used. However, some properties may require more frequent checks based on factors like:

  • Exposure to coastal air or pollution, which accelerates corrosion
  • Poor quality mortar or previous repointing, which can hide damage
  • Visible cracking or movement in external walls, which may indicate a tie failure

If you're purchasing an older home or planning renovation work, it’s worth having the ties inspected as part of a structural survey.

What Happens During an Inspection?

A specialist surveyor will use tools like a metal detector or boroscope camera to assess the condition of existing ties. They’ll check for signs of corrosion, wall movement or tie spacing issues. If defects are found, options may include wall tie replacement or reinforcement using modern stainless steel solutions that won’t corrode over time.

Warning Signs of Wall Tie Failure

Look out for the following symptoms:

  • Horizontal cracks following the line of wall ties
  • Bulging or bowing external brickwork
  • Cracks around windows and doors
  • Loose bricks or mortar
  • Misaligned windows or door frames

These signs often point to corroded or failing ties and should prompt a professional inspection.

FAQs

The common signs of wall tie failure include horizontal cracks in brickwork, cracks around windows and doors, bulging or bowing of walls, and loose or detached brickwork[3].
It is recommended to check wall ties regularly, especially after harsh weather conditions and as part of routine building maintenance. Buildings older than 50 years may require more frequent checks[4].
Wall tie failure can be caused by corrosion of mild steel ties, insufficient ties in original construction, water ingress, and building movement due to temperature fluctuations[3].
To calculate the correct length of a wall tie, measure the cavity width by drilling through the outer wall, add the thickness of the external and internal leaves, and ensure the tie is embedded 50-70mm into the internal leaf. Subtract 10mm for recessing the end of the tie in the external leaf[1][5].
The recommended spacing for wall ties is 2.5 ties per square meter, spaced approximately every 900mm horizontally and every 450mm vertically in a staggered diamond pattern. Around openings, ties should be installed at least every 300mm vertically and 225mm away from the opening horizontally[1][5].
It is highly recommended to have wall tie replacement done by a specialist contractor supervised by a Structural Engineer to ensure the work is done correctly and safely[4].
Proprietary stainless steel remedial wall ties are recommended due to their resistance to corrosion and durability[4].
Use clan sleeves around the external end of the original tie to isolate it and prevent further damage[5].

Need Wall Ties Checked or Replaced in Bristol, Swansea, Cardiff or South Wales?

If you've spotted cracks or signs of movement in your walls, it could be time to inspect your wall ties. Our team offers expert advice and trusted remedial work to keep your property safe and structurally sound. Call us today on 01639 790426.