Historical Context and Background

The Livett-Cartwright house, also known as the Bell-Livett house, is a unique property type that holds a significant place in the history of British housing. Manufactured by N B Bell & Co. Ltd, these houses were constructed between 1948 and 1956, a period marked by a post-war housing boom. The need for rapid and cost-effective housing solutions led to the development of various system-built properties, including the Livett-Cartwright house.

Only 30 of these houses were built, primarily in Leeds, under the auspices of the Leeds Corporation. The design and construction of these houses were driven by the necessity to provide durable and affordable housing in a time of economic recovery. The Livett-Cartwright house is a testament to the ingenuity and resourcefulness of that era, offering a fascinating glimpse into the architectural and engineering practices of the mid-20th century.

Design and Construction

Architectural Features

The Livett-Cartwright house is a two-storey semi-detached property, characterized by its medium pitch hipped roof covered with interlocking concrete tiles. The external walls are constructed from storey-height plain Precast Reinforced Concrete (PRC) panels, which were a common feature in post-war housing due to their cost-effectiveness and ease of assembly.

One of the distinctive features of these houses is the flush PRC band course at the first-floor level, which adds a unique aesthetic element to the structure. The houses also feature PC window sills and a flat canopy over the front door, further enhancing their visual appeal.

Structural Components

Substructure

The substructure of the Livett-Cartwright house consists of concrete pads located at the corners and intermediate positions along the external and separating walls, as well as at the centre of the house. These pads provide a stable foundation for the structure, ensuring its durability and stability.

External Walls

The external walls are constructed from storey-height 3′ x 2″ exposed aggregate trough-shaped PRC panels with 3″ flanges. These panels are arranged in a cavity wall configuration, with storey-height 2 3/4″ Bellrock panels and 6″ PRC band course units at the first floor and eaves level. A timber wall plate is used to support the roof structure, while a 9″ x 9″ PRC column is located at the centre of the house to provide additional structural support.

Separating Wall

The separating wall between the semi-detached units is constructed from 7 1/4″ Bellrock panel cavity walls. This design provides effective sound insulation and fire resistance, ensuring the safety and comfort of the occupants.

Partitions

Internal partitions are made from timber stud walls lined with asbestos wallboard. While asbestos was commonly used in construction during the mid-20th century for its fire-resistant properties, it is now known to pose significant health risks. Therefore, any renovation or maintenance work on these houses should be carried out with caution and in accordance with current health and safety regulations.

Floors

The ground floor is constructed from concrete, providing a solid and durable base for the house. The first floor consists of timber boarding on timber joists, which offers a lightweight and flexible flooring solution.

Roof

The roof structure is made from timber rafters and purlins, covered with interlocking concrete tiles. This design provides effective weather resistance and durability, ensuring the long-term stability of the roof.

Typical Hazards and Risks

Reinforced Concrete Durability

One of the primary concerns with the Livett-Cartwright house is the durability of the reinforced concrete used in its construction. Over time, reinforced concrete can be susceptible to corrosion, particularly if it is exposed to moisture and other environmental factors. The corrosion of steel reinforcement can lead to structural weaknesses and potential safety hazards.

Guidance on the inspection and assessment of reinforced concrete durability is provided in several key publications, including “Corrosion of Steel in Concrete” (BRE Digest 444, Parts 1–3), “Repair and Maintenance of Reinforced Concrete” (BR 254), and “Carbonation Depths in Structural-Quality Concrete” (BR 19). These resources offer valuable insights into the causes and prevention of concrete corrosion, as well as best practices for maintenance and repair.

Asbestos

As mentioned earlier, the use of asbestos wallboard in internal partitions poses a significant health risk. Asbestos fibres can cause serious respiratory diseases, including asbestosis, lung cancer, and mesothelioma. Therefore, any work involving asbestos-containing materials should be carried out by qualified professionals in accordance with current regulations.

Defective Premises Act

The Livett-Cartwright house is not classified as defective under the Defective Premises Act. However, it is essential to conduct a thorough inspection and assessment of the property to identify any potential defects or hazards. This will ensure that the property meets current safety standards and provides a safe and comfortable living environment for its occupants.

Inspection and Assessment Guide

External Inspection

Roof

Inspect the roof for any signs of damage or wear, such as cracked or missing tiles, sagging, or water ingress. Check the condition of the timber rafters and purlins, and look for any signs of rot or insect infestation.

Walls

Examine the external walls for any signs of cracking, spalling, or other damage to the PRC panels. Check for any signs of moisture ingress, which could indicate issues with the cavity wall insulation or damp-proof course (DPC).

Windows and Doors

Inspect the condition of the windows and doors, including the PC window sills and the flat canopy over the front door. Look for any signs of rot, warping, or other damage, and ensure that all windows and doors are properly sealed and functional.

Internal Inspection

Partitions

Check the condition of the internal partitions, particularly the asbestos wallboard. Look for any signs of damage or deterioration, and ensure that any work involving asbestos-containing materials is carried out safely and in accordance with current regulations.

Floors

Inspect the ground floor for any signs of cracking or movement in the concrete. Check the condition of the timber boarding and joists on the first floor, and look for any signs of rot, warping, or other damage.

Ceilings

While the specific construction of the ceilings in the Livett-Cartwright house is not known, it is essential to inspect them for any signs of damage, such as cracks, sagging, or water stains. Ensure that the ceilings are structurally sound and free from any potential hazards.

Structural Components

Substructure

Examine the concrete pads at the corners and intermediate positions along the external and separating walls, as well as at the centre of the house. Look for any signs of cracking, movement, or other damage, and ensure that the substructure is stable and secure.

Reinforced Concrete

Conduct a thorough inspection of the reinforced concrete components, including the PRC panels, band course units, and central PRC column. Look for any signs of corrosion, cracking, or other damage, and refer to the relevant guidance documents for best practices in maintenance and repair.

Maintenance and Repair

Reinforced Concrete

To maintain the durability of the reinforced concrete components, it is essential to address any signs of corrosion or damage promptly. This may involve cleaning and repairing the affected areas, applying protective coatings, or replacing damaged components. Regular inspections and maintenance will help to prevent further deterioration and ensure the long-term stability of the structure.

Asbestos

If asbestos-containing materials are present in the property, it is crucial to manage them safely and in accordance with current regulations. This may involve encapsulating or sealing the asbestos, or removing it entirely if it poses a significant risk. Any work involving asbestos should be carried out by qualified professionals to ensure the safety of the occupants and workers.

General Maintenance

Regular maintenance of the property is essential to ensure its long-term durability and safety. This includes routine inspections of the roof, walls, windows, doors, and other structural components, as well as addressing any issues promptly. Keeping the property in good condition will help to prevent potential hazards and maintain its value.

Conclusion

The Livett-Cartwright house is a unique and historically significant property type that offers a fascinating glimpse into the post-war housing boom in the UK. While these houses were designed to provide durable and affordable housing, they do present some potential hazards and risks, particularly related to the durability of reinforced concrete and the presence of asbestos.

By conducting thorough inspections and assessments, and addressing any issues promptly, home buyers and investors can ensure that these properties remain safe and comfortable living environments. Regular maintenance and adherence to current regulations will help to preserve the value and integrity of the Livett-Cartwright house for future generations.

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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