Thornton Surveyor Case Study: Wall Tie Failure in a 1950s Semi-Detached Bungalow in Thornton
Property Overview
The property in question is a semi-detached bungalow constructed in the 1950s, situated in Thornton, a suburb with a typical mix of residential properties from that era. This case study aims to provide an in-depth analysis of a significant structural issue identified during a recent RICS Level 3 survey: wall tie failure.
Introduction to Wall Ties
Wall ties are essential components used in the construction of cavity walls. They bridge the gap between the outer and inner leaf of the wall, providing structural stability and ensuring that the two layers work together as a single unit. Typically made of metal, wall ties prevent the outer leaf from separating or bulging away from the inner leaf.
Identification of the Issue
During the survey, it was observed that the property exhibits symptoms consistent with wall tie failure. These symptoms include:
1. Wall Bulging: Noticeable bulging in the external walls, particularly evident in the upper portions of the wall. This deformation suggests that the wall ties are not adequately performing their role.
2. Cracking: Diagonal cracks have appeared on the internal walls, especially around windows and doors. Such cracks indicate movement and distress in the masonry due to compromised wall ties.
3. Damp Issues: There are signs of increased moisture penetration, possibly due to the gaps created by failing ties allowing rainwater to seep through and affect the internal wall surfaces.
Cause of Wall Tie Failure
The most common causes of wall tie failure in properties of this era include:
1. Corrosion: Wall ties installed in the 1950s were often made from materials susceptible to corrosion, such as mild steel. Over time, exposure to moisture and air can cause these ties to rust and expand, leading to the failure of their structural function.
2. Design and Installation: In some cases, wall ties may have been poorly designed or inadequately installed. Inconsistent spacing or insufficient number of ties can exacerbate issues of wall stability.
Implications for the Property
The failure of wall ties has serious implications for the structural integrity of the bungalow. Potential consequences include:
1. Structural Instability: Persistent bulging and cracking can lead to long-term structural instability, affecting both the safety and functionality of the building.
2. Increased Maintenance Costs: Remediation of wall tie failure often involves significant repair work, which can be costly. This typically includes the replacement of failed ties, repair of damaged masonry, and addressing any resulting damp issues.
3. Impact on Property Value: Properties with significant structural issues can experience a reduction in market value. Prospective buyers may need to factor in the cost of repairs or seek to renegotiate the purchase price accordingly.
Thornton Surveyor Recommended Actions
1. Detailed Inspection: Engage a structural engineer to conduct a comprehensive assessment of the extent of the wall tie failure and determine the precise scope of necessary repairs.
2. Remedial Work: The repair process usually involves the removal and replacement of defective wall ties with modern, corrosion-resistant alternatives. Additionally, repairing any associated masonry damage and addressing damp issues are essential steps.
3. Ongoing Monitoring: After remedial work, continued monitoring is crucial to ensure that the repairs are effective and that no further issues develop.
Conclusion
The discovery of wall tie failure in the 1950s semi-detached bungalow in Thornton highlights a significant structural concern. Potential buyers should be aware of the implications and costs associated with repairing this issue. It is advisable to seek expert advice and consider the full scope of repairs needed to address the problem effectively and ensure the long-term stability of the property.
Illuminati Surveyors – your Fylde Coast surveyors serving Blackpool, Fylde Coast & Lancashire.
If you require our surveying services please contact us today.
Disclaimer: The information contained in this blog is provided for general guidance only and does not constitute legal, financial, medical, or other professional advice. No warranty, express or implied, is given as to the accuracy or completeness of the information. Reliance on any information provided is at your own risk.
