Surveyor's report - wall ties

[OhTheAngst]

Had offer accepted on house, redbrick terrace built approx 1910. Homebuyer's survey came back red on wall ties on one wall - there is a horizontal crack. Should I get a report from wall tie specialists before I proceed?

The offer was slightly under the asking price, and the surveyor's valuation is £2,500 less than that. Do you think that represents what he thinks the work will cost?

My vendor (who, like me, is not a veteran at this) was already a bit miffed at slightly lower than asking price offer, but I thought it was fair. I was thinking of asking him to split price of work, if it really does need doing.

the flank wall of you house is this?

We had this on our current house (similar age), we asked the vendor to split the cost of this with us, or to take the quote (~£950) off the asking price as we would need it done asap anyway. The vendor split the cost and it got done two days after moving in, it took them two days to do. Splitting the cost you need to get in writing and get written into the contracts as it does slightly complicate the transaction.

It's on the double storey off-shot - it is the second from the end, the end one and my prospective one are 3 bed, the rest of the terrace are 2 bed with no off-shot - which I take to be the sticky-out bit at the back. It does face west and they used to mine coal round here, so I imagine corrosion might well be a problem.

Do I just get one wall-tie survey or several?

I just got one as it was a local company with years of experience plus the vendor needed to wait in for them. Where are you looking to buy as this may be localish to me?

I'd get a couple if I were you.

A good surveyor should be able to tell you if need a wall-tie from just the one survey. I don't think you need to get another survey done.

Phone the surveyor and ask the about the valuation, and the estimated cost of the work; also try and get the details of the work which needs to doing so you can phone a couple of builders for off-the-cuff approximate quotes (if they'll give them without seeing the building).

You say it's a 1910 house but it has wall ties?

I have never seen a 1910 house with cavity walls but perhaps they exist. I have however seen large, expensively built houses of that age with double walls, but a special brick bond and no wall-ties.

An experienced local builder will probably have seen lots of houses in your area of the same age and the same construction techiques.

Well, the surveyor seems to think it does...is he likely to be wrong? He says the "external walling is formed in 11" brick cavity constructions...Cavity wall insulation wd appear to have been installed"

tbf the report actually says the wall ties need checking. But that the lateral crack through the mortar beds indicates tie failure.

He also said the same (gable) wall needs re-pointing.

It isn't posh - just a row of ?miners' cottages.

Get a local builder to take a look. If the inside leaf is sound, they can rebuild the bulging outer leaf more easily than you think.

Perhaps you are in a district that was quite advanced in 1910 (or the house could be younger)

Just spoken to surveyor who thinks it needs doing in the next 4-5 years - and cost a couple of thou. He mentioned the wall ties to the vendor. Hmm - I'll have a think over the weekend.

OP, also to be clear, when you say surveyor has valued it at 2500 less, Do you mean that the valuation is 2500 less than agreed purchase price or that there are 2500 worth of repairs required? The former puts you in a very strong position!.

I'm a structural engineer and agree that cavities and wall ties are very unusual in a house of that age. Can you tell me where the crack is? Front, back or side wall and at floor level or about window sill level?

We live in a similar aged house to the op, and ours definately needed replacing. The guys showed us the old ties as they pulled them out. Ours is what the agent classed as a Victorian Villa, Id call it a Victorian Terrace.

I've started to wonder if this is a later back addition. As well as different build, it may have a separate, and possibly poorer, foundation.

Photos would be interesting (also of the brickwork on the front of the house, close enough that we can see if the bond is different)

lastnight it's the valuation, the surveyor said so on the phone. The decor is dated in style, and includes recent additions like a built in wardrobe with storage above the bed - stuff I saw Phil Spencer, secret agent , get sellers to remove on a programme only the other day. But the vendor is very proud of the work, and I quite like its old-fashioned look (though might do some re-painting of wardrobe, replace splodgy-patterned carpet, etc.) The bathroom is spartan and also dated looking. Younger buyers would want to do a complete revamp I think, though don't think vendor realises this.

I'll try to take some photos, over the weekend.

Our house had a suspected cavity wall tie failure. It's old for a cavity wall construction - though not as old as yours, and was architect designed for the church. A competent surveyor, or a structural engineer, may be able to drill into the outer-skin and undertake some exploratory work with a camera (if the vendor permits this of course). We had it done and it left a few holes the size of 5 pence coins - which have since been filled. It was worth it in the end though as it turns out that the brickie had just forgotten his level that day/week.

My guess is that if we'd engaged a wall tie specialist, then'd have diagnosed and fixed an non-existant problem.

I looked at and had under offer an 1890 edwardian which had cavity walls and cast iron wall ties late 2014.

This house had a much bigger issue in that all the cast iron ties had corroded and failed.

So yes wall ties and cavity walls do exists in pre 1900 housing but it is unusual.

Your problem will be that if some of the ties have obviously failed then it's likely that the rest have corroded. You may need to replace them all. The surveyor should if half decent be able to tell by looking for rust staining on mortar joins on the face of the brick walls (exterior walls obv).

It could well be more than the estimate you've had.

The cast iron ties will have failed because the cavity wall insulation was installed with the cast iron ties in. The correct method is to replace all cast iron ties with new steel/galvanised ties before injecting and filling the cavity.

Ok I haven't been down to house again, but will later.

So (leaving aside the ties for now, which surveyor says need doing in next few years) any advice on how to proceed? Do I say I won't pay more than surveyor's valuation? He also wants £500 for F&F, tbf this does include curtains, a mirror, recently fitted wardrobe etc. My solicitor's letter drew attention to this, is this just standard, or some kind of a hint?

I presume it is the EA I should contact re negotiating price? (told you I was no veteran...)

he can ask what he wants for F&F, you have the right to accept or reject it.

The EA earns a commission on the sale price, so has an interest in it being big. I am told that on occasion EAs do not tell the truth.

Quick update, and

I didn't get a photo, but did have wall-ties by personally recommended specialist, who vendor reports was thorough. Wall ties are fine.

wall ties *inspected