How Does Wall Tie Failure Happen?

The causes of wall tie failure are often linked to environmental conditions and the materials used during construction. The primary causes include:

Poor-Quality Ties

Before the 1980s, many wall ties were made from mild steel with little or no corrosion protection. Over time, exposure to moisture and oxygen causes these ties to corrode, weakening their structural integrity. The expansion caused by the corrosion pushes apart the masonry, leading to cracking or bulging in the walls.

Sulphate Attack Testing / Invasive Survey

For a more thorough assessment, we offer a comprehensive sulphate attack testing service. This involves taking concrete samples from the property and sending them to a laboratory for detailed analysis. We provide a full report, including the lab results. Testing options include:

Before the 1980s, many wall ties were made from mild steel with little or no corrosion protection. Over time, exposure to moisture and oxygen causes these ties to corrode, weakening their structural integrity. The expansion caused by the corrosion pushes apart the masonry, leading to cracking or bulging in the walls.

Moisture penetration is a leading cause of wall tie failure. Water can seep into the outer leaf of the brickwork through damaged mortar joints, cracks, porous bricks or mortar. Once inside, it can accelerate the corrosion process, particularly in poorly coated or wall ties on exposed walls.

Cavity Wall Insulation Issues

The addition of retrofit cavity wall insulation can sometimes inadvertently contribute to wall tie failure. Insulation materials can absorb or trap moisture within the cavity, keeping the wall ties wet for extended periods and increasing the rate of corrosion. Poorly installed or unsuitable insulation materials exacerbate the problem.

Age and Wear

Older properties are inherently more susceptible to wall tie failure due to prolonged exposure to the elements and the type of ties used in the original construction.

Expert Assessments of Wall Ties

If you notice cracking or wall tie movement, it doesn’t necessarily mean your property is at immediate risk. However, addressing the issue promptly is crucial to preventing any further damage.

At Jaram Associates, we provide expert inspections and thorough investigations to identify wall tie failure. To effectively assess for cracking, we use a combination of methods including:

• Visual Inspections: Beginning with a detailed external assessment to identify visible signs of wall tie failure, such as horizontal cracking, bulging walls, or stepped cracks in the joints.
• A precise method of identifying the crystalline structure of the compounds in the concrete.
• Borescope and Endoscope Examinations:These instruments allow us to inspect any signs of corrosion or displacement without causing disruption to the brickwork.
• Invasive Opening up:Sometimes, using a borescope doesn't always help since many wall cavities are now insulated and obscures a clear view of the wall ties. As a result, opening up is sometimes the best option.