Overview of the Farlington Special House

The Farlington Special house is a unique and historically significant property type in the UK, primarily constructed during the 1920s. These homes are a testament to the architectural and construction innovations of their time, offering a blend of charm and character that continues to attract home buyers and investors. However, understanding the intricacies of these properties is crucial for making an informed purchase decision. This article delves into the essential aspects of the Farlington Special house, from its construction details to potential hazards and inspection tips.

Historical Context and Manufacturers

Period Built and Typical Locations

The Farlington Special houses were predominantly built in the 1920s, a period marked by a post-World War I housing boom. These properties are commonly found in suburban areas across the UK, particularly in regions that experienced significant urban expansion during the early 20th century. The demand for affordable and quickly constructed homes led to the development of various system-built properties, including the Farlington Special.

Designers and Manufacturers

The Farlington Special houses were designed by innovative architects and constructed by several manufacturers specializing in pre-cast reinforced concrete (PRC) technology. The use of PRC allowed for rapid construction and cost-effective production, meeting the high demand for housing during that era. While specific manufacturers may vary, the common thread among them was the emphasis on durability and efficiency.

Typical Characteristics of the Farlington Special House

Architectural Features

The Farlington Special houses come in various forms, including bungalows, chalet bungalows, and two-storey semi-detached and detached houses. These properties are characterized by their medium pitch hipped or gable roofs, typically covered with tiles. The external walls often feature exposed plain PRC columns and PRC beams, infilled with plain pre-cast concrete (PC) panels. In some variants, the external walls are rendered with pebbledash up to the first-floor level.

Identification Characteristics

Key identification characteristics of the Farlington Special house include:
– Chamfered external corner columns
– Medium pitch hipped or gable roofs
– Exposed PRC columns and beams
– PC panel infill or pebbledash rendering

These features make the Farlington Special easily recognizable and distinguishable from other property types of the same era.

Construction Details

Substructure and Frame

The substructure details of the Farlington Special house are not well-documented. However, the main frame consists of PRC columns and PRC beams, providing the structural integrity of the property. The use of PRC technology was a significant advancement at the time, offering a robust and durable framework.

External Walls

The external walls of the Farlington Special house are constructed using 4-inch PC panels, a 2-inch cavity, and another layer of 4-inch PC panels. Metal ties are used to secure the panels, ensuring stability and strength. In some variants, the external walls are rendered with pebbledash up to the first-floor level, adding an extra layer of protection and aesthetic appeal.

Roof and Floors

The roof of the Farlington Special house is typically covered with tiles, providing a weather-resistant barrier. The specific details of the ground and first floors, as well as the ceilings, are not well-documented. However, it is essential to inspect these areas thoroughly during a property survey to identify any potential issues.

Typical Hazards and Risks

Structural Integrity

One of the primary concerns with the Farlington Special house is the potential degradation of the PRC components. Over time, the steel reinforcement within the concrete can corrode, leading to structural weaknesses. This issue is particularly prevalent in properties that have not been adequately maintained or repaired.

Moisture Ingress

Moisture ingress is another common problem in Farlington Special houses. The cavity walls and PC panels can allow water to penetrate, leading to dampness and potential mould growth. This issue can compromise the structural integrity of the property and pose health risks to occupants.

Thermal Efficiency

The thermal efficiency of Farlington Special houses may not meet modern standards. The original construction materials and methods may result in poor insulation, leading to higher energy consumption and costs. Retrofitting the property with modern insulation solutions can help mitigate this issue.

Defective Premises Act and Classification

Legal Considerations

The Farlington Special house is not explicitly classified as defective under the Defective Premises Act. However, the potential structural issues and hazards associated with PRC construction warrant careful consideration. It is essential to conduct a thorough survey and assessment to identify any defects and ensure compliance with current building regulations.

Inspection and Assessment

Guidance on the inspection and assessment of reinforced concrete durability is provided in several publications, including:
– 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)

These resources offer valuable insights into identifying and addressing potential issues in Farlington Special houses.

Inspection Tips for Surveyors

Preliminary Assessment

When inspecting a Farlington Special house, start with a preliminary assessment of the property’s overall condition. Look for visible signs of structural damage, such as cracks in the walls, sagging roofs, and dampness. Pay particular attention to the PRC columns and beams, as these are critical components of the property’s structural integrity.

Detailed Examination

Conduct a detailed examination of the external walls, roof, and floors. Check for any signs of corrosion in the steel reinforcement within the PRC components. Use a moisture meter to detect any dampness in the walls and floors. Inspect the roof tiles for any damage or missing pieces that could allow water ingress.

Thermal Imaging

Utilize thermal imaging technology to assess the thermal efficiency of the property. This tool can help identify areas with poor insulation and potential heat loss. Addressing these issues can improve the property’s energy efficiency and reduce heating costs.

Structural Testing

Consider conducting structural testing to evaluate the strength and durability of the PRC components. This may involve taking core samples of the concrete and testing for carbonation depth and chloride content. These tests can provide valuable information about the condition of the PRC and the need for any repairs or reinforcement.

Common Defects in Farlington Special Houses

Corrosion of Steel Reinforcement

Corrosion of the steel reinforcement within the PRC components is a common defect in Farlington Special houses. This issue can lead to spalling of the concrete, reducing the structural integrity of the property. Regular maintenance and timely repairs are essential to address this problem.

Cracking and Spalling

Cracking and spalling of the concrete are other common defects. These issues can result from various factors, including thermal expansion, moisture ingress, and corrosion of the steel reinforcement. Inspect the property regularly for any signs of cracking and spalling, and address them promptly to prevent further damage.

Dampness and Mould

Dampness and mould are prevalent issues in Farlington Special houses, primarily due to moisture ingress through the cavity walls and PC panels. Regular inspections and maintenance can help identify and address these problems before they escalate.

Poor Insulation

The original construction materials and methods used in Farlington Special houses may result in poor insulation. This issue can lead to higher energy consumption and costs. Retrofitting the property with modern insulation solutions can help improve thermal efficiency and reduce heating expenses.

Maintenance and Repair Strategies

Regular Inspections

Conduct regular inspections of the property to identify any potential issues early. Pay particular attention to the PRC components, external walls, roof, and floors. Address any signs of damage or deterioration promptly to prevent further problems.

Structural Repairs

If structural issues are identified, consider engaging a professional structural engineer to assess the extent of the damage and recommend appropriate repair strategies. This may involve reinforcing the PRC components, repairing cracks and spalling, and addressing any corrosion of the steel reinforcement.

Moisture Control

Implement moisture control measures to prevent dampness and mould growth. This may include improving drainage around the property, repairing any leaks in the roof or walls, and installing a damp-proof course if necessary.

Insulation Upgrades

Upgrade the insulation in the property to improve thermal efficiency and reduce energy costs. This may involve adding insulation to the cavity walls, roof, and floors, as well as installing double-glazed windows and doors.

Conclusion

The Farlington Special house is a unique and historically significant property type that offers a blend of charm and character. However, understanding the intricacies of these properties is crucial for making an informed purchase decision. By conducting thorough inspections, addressing potential hazards, and implementing appropriate maintenance and repair strategies, home buyers and investors can ensure the longevity and safety of their Farlington Special house.

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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