Survey finding
Wall tie failure flagged in your survey
Wall tie corrosion is a common issue in pre-1981 cavity-wall homes and is identified by horizontal cracking in mortar courses. This page explains what a specialist survey involves and what to ask before exchange.
Last updated: 6 May 2026. Editorially reviewed: 20 May 2026.
Finding
Wall tie failure
What this usually means
Cavity wall ties are the metal connectors linking the inner and outer leaves of a cavity wall. Older properties (particularly those built before 1981 with single-width butterfly or fishtail ties) can develop corrosion over time. As ties rust and expand, they can cause horizontal cracking along mortar courses and, in serious cases, the outer leaf of masonry can become structurally unsupported.
Why it matters
Wall tie failure is a common issue in 1920s–1980s housing. Left untreated, continued expansion can cause progressive cracking and, eventually, instability in the external leaf. Replacement (drilling, installing new resin-anchored ties, and filling the old ones) is a specialist job with a distinct cost scope.
Ask your surveyor
- Check:Is the cracking pattern consistent with wall tie failure, and if so how widespread does it appear?
- Check:Would you recommend a specialist wall tie survey (including borescope or sampling) before exchange?
Ask the seller
- Check:Has the property been inspected or treated for wall tie failure, and are there any specialist guarantees?
- Check:Are you aware of horizontal cracking in mortar courses on the external walls?
Next steps
- •Consider commissioning a specialist wall tie survey involving borescope inspection and tie sampling before exchange.
- •If replacement is recommended, ask for a written scope and quote from a specialist firm.
Browse all findings
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- Subsidence monitoring
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- EWS1 form required
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- Structural crack BRE category 4-5
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- Chimney flashing failure
- Parapet wall movement
- Bay window cracking
- Flat roof ponding
- Cold roof inadequate ventilation
- Warm roof insulation issues
- Prefab concrete construction
- Large panel system (LPS) construction
- Rising damp
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- Condensation vs damp distinction
- Dry rot (Serpula lacrymans)
- Woodworm
- Timber floor springiness
- Cellar / basement damp
- Outdated electrics (60-amp fuse board)
- Aluminium wiring
- Partial rewire needed
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- Back boiler
- Unvented hot water cylinder issues
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- Asbestos in Artex ceilings
- Asbestos floor tiles
- Asbestos cement roof
- Asbestos insulated board (AIB)
- Asbestos soffit boards
- Pointing / repointing needed
- Render cracking
- Pebbledash delamination
- UPVC window seal failure
- Sash window condition
- Flat roof membrane condition
- Zinc roof
- Felt roof condition
- Corrugated asbestos roof
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- External wall insulation issues
- No building regulations certificate
- No planning permission for extension
- Certificate of lawfulness needed
- Indemnity insurance required
- Neighbour dispute on file
- EPC F or G rating
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- Off-gas-grid property
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- Listed building restrictions
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- Short lease (under 80 years)
- Fire safety: flat and leasehold issues
- Blocked or condemned flue
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- Easement or right of way
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- Flying freehold
- Ground rent escalation clause
- High or variable service charge
- Extension without planning consent
- Loft conversion: no building regs
- Single-phase electrical supply only
- Shared or private sewer
- Blocked or collapsed drains
- Cesspit or septic tank
- Solid fuel heating
- No mains gas supply
- Low water pressure
- Private water supply
- Wimpey No-Fines concrete house
- Reema construction
- Unity or Boot construction
- Laing Easiform
- Cornish Unit house
- Cross-wall construction
- In-situ concrete construction
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- Radon: mitigation required
- Missing or inadequate fire alarms
- Single staircase: means of escape
- No earthing or bonding
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Evidence of movement , often sits near wall tie failure on a survey and is the next thing to check.
Editorial review
Editorial owner: BiteRight Ltd, operator of MyPropertyScan. We review buyer guides against UK public property datasets, RICS survey wording, lender requirements, and common buyer questions.
Pages are updated when source coverage, property-risk guidance, survey cost assumptions, or product checks materially change. Methodology and dataset limitations are explained on the MyPropertyScan methodology page.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.