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.
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Evidence of movement , often sits near wall tie failure on a survey and is the next thing to check.
How MyPropertyScan produces this guide, and what it is not
Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.
This page is not:
- Chartered surveying — we do not inspect properties or produce RICS Home Survey reports
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- Mortgage or insurance advice — we are not regulated by the FCA and give no recommendations
Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.
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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.
- Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
- Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
- Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.