Overview of the Domkonstruado House

The Domkonstruado house, a product of the early 20th century, represents a significant chapter in the history of British housing. Designed and manufactured by the Domkonstruado Construction Co., these properties were primarily built in the 1920s. They are a testament to the innovative construction methods of the time, particularly in the use of reinforced concrete. This article aims to provide a detailed examination of the Domkonstruado house, covering its construction, typical characteristics, potential hazards, and considerations for buyers and investors.

Historical Context and Manufacturing

Designer and Manufacturer

The Domkonstruado house was designed and manufactured by the Domkonstruado Construction Co., a company known for its pioneering work in system-built properties. The company was active during the 1920s, a period marked by a housing boom and a need for rapid construction methods to address the housing shortage post-World War I.

Period Built

These houses were predominantly constructed in the 1920s. This era saw a significant shift towards the use of prefabricated and system-built homes, driven by the need for quick and cost-effective housing solutions.

Typical Locations

Domkonstruado houses can be found in various parts of the UK, particularly in areas that experienced rapid urban expansion during the early 20th century. They are often located in suburban areas, where there was ample space for new housing developments.

Identification Characteristics

External Appearance

One of the most distinctive features of the Domkonstruado house is its rendered external walls. These walls are typically finished with a smooth or textured render, giving the house a uniform and somewhat modern appearance for its time.

Structural Elements

The construction of Domkonstruado houses involves several key structural elements:
– Substructure: RC (reinforced concrete) foundation units and concrete foundation walls.
– External Walls: PRC (precast reinforced concrete) columns tied with metal ties to PC (precast concrete) quoin blocks and PRC beams. The walls are typically 11 1/2 inches thick, consisting of rendered PRC slabs, a cavity, and clinker concrete slabs.
– Ground Floor: Timber boarding on timber joists.
– Roof: The specific construction details of the roof are not well-documented, but it is likely to be a pitched roof with timber rafters and a covering of tiles or slates.

Typical Characteristics and Hazards

Construction Details

Substructure

The substructure of Domkonstruado houses consists of RC foundation units and concrete foundation walls. These elements provide a solid and durable base for the house, capable of supporting the weight of the structure above.

External Walls

The external walls are a key feature of Domkonstruado houses. They are constructed using PRC columns and beams, tied together with metal ties and PC quoin blocks. The walls are rendered externally, providing a weather-resistant finish. The cavity wall construction, with clinker concrete slabs, helps to improve thermal insulation.

Ground Floor

The ground floor typically consists of timber boarding on timber joists. This construction method provides a solid and stable floor, although it may be susceptible to issues such as damp and rot if not properly maintained.

Potential Hazards and Risks

Reinforced Concrete Durability

One of the primary concerns with Domkonstruado houses is the durability of the reinforced concrete used in their construction. Over time, reinforced concrete can suffer from issues such as corrosion of the steel reinforcement, carbonation, and chloride attack. These issues can compromise the structural integrity of the house and may require significant repair work.

Damp and Rot

The timber elements of the house, particularly the ground floor, are susceptible to damp and rot. This can be caused by poor ventilation, rising damp, or water ingress. Regular maintenance and inspection are essential to identify and address these issues early.

Asbestos

Given the age of Domkonstruado houses, there is a possibility that asbestos-containing materials were used in their construction. Asbestos was commonly used in building materials during the early 20th century due to its fire-resistant properties. However, it poses significant health risks if disturbed. A thorough survey is necessary to identify and safely manage any asbestos present.

Legal Considerations

Defective Premises Act

The Defective Premises Act 1972 imposes a duty on builders, developers, and landlords to ensure that properties are constructed and maintained to a reasonable standard. While Domkonstruado houses are not specifically listed as defective under this Act, their age and construction methods mean that they may require careful inspection and maintenance to ensure they meet modern standards.

Inspection and Assessment

Guidance for Surveyors

When inspecting a Domkonstruado house, surveyors should refer to several key documents for guidance on assessing the durability of reinforced concrete and identifying potential issues:
– Corrosion of Steel in Concrete (BRE Digest 444, Parts 1–3)
– Repair and Maintenance of Reinforced Concrete (BR 254)
– Carbonation Depths in Structural-Quality Concrete (BR 19)

Inspection Checklist

External Walls

• Check for signs of cracking, spalling, or delamination in the rendered finish.
• Inspect the condition of the PRC columns, beams, and quoin blocks for signs of corrosion or deterioration.
• Assess the cavity wall construction for any signs of damp or insulation issues.

Ground Floor

• Inspect the timber boarding and joists for signs of damp, rot, or insect infestation.
• Check for adequate ventilation to prevent condensation and damp issues.

Roof

• Inspect the roof covering for signs of damage or wear.
• Check the condition of the timber rafters and any other structural elements.

Asbestos

• Conduct a thorough survey to identify any asbestos-containing materials.
• Ensure that any asbestos is managed and removed safely by a qualified professional.

Typical Defects and Maintenance

Common Defects

Concrete Deterioration

One of the most common defects in Domkonstruado houses is the deterioration of the reinforced concrete elements. This can be caused by corrosion of the steel reinforcement, carbonation, or chloride attack. Signs of concrete deterioration include cracking, spalling, and rust staining.

Damp and Rot

Damp and rot are common issues in the timber elements of Domkonstruado houses, particularly the ground floor. These issues can be caused by poor ventilation, rising damp, or water ingress. Signs of damp and rot include discolouration, softening, and a musty smell.

Asbestos

Asbestos-containing materials may be present in Domkonstruado houses, posing a significant health risk if disturbed. It is essential to identify and manage any asbestos safely.

Maintenance Tips

Regular Inspections

Regular inspections are essential to identify and address any issues early. This includes checking the condition of the reinforced concrete, timber elements, and roof covering.

Ventilation

Ensuring adequate ventilation is crucial to prevent damp and condensation issues. This includes maintaining ventilation in the roof space and under the ground floor.

Professional Surveys

Engaging a professional surveyor with experience in system-built properties is essential to ensure a thorough and accurate assessment of the house. They can identify potential issues and recommend appropriate maintenance and repair work.

Conclusion

The Domkonstruado house represents an important part of the UK’s architectural heritage. While these houses offer unique characteristics and historical value, they also come with potential hazards and maintenance challenges. For home buyers and investors, understanding the construction details, typical defects, and maintenance requirements is essential to make an informed decision.

At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to reveal any hidden threats. For a thorough building survey, get your instant quote through our quote calculator or reach out directly at 0203 691 0451. Your home’s safety is our top priority.

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