Overview of the Token House

The Token House, a distinctive property type in the UK, was manufactured by Token Construction Co. Ltd and designed by Arthur Swift & Partners. Built in 1968, these properties are a notable part of the UK’s architectural history. They come in various forms, including bungalows and 2- and 3-storey semi-detached and terraced houses. This article aims to provide a detailed examination of the Token House, covering its construction, typical characteristics, potential hazards, and inspection tips for prospective buyers and investors.

Historical Context and Manufacturing Details

Period and Location

The Token House was constructed in 1968, a period marked by a surge in the development of system-built properties in the UK. These houses were primarily built to address the post-war housing shortage and were commonly found in suburban areas across the country. The design and construction methods were innovative for their time, focusing on speed and efficiency.

Manufacturers and Designers

The Token House was manufactured by Token Construction Co. Ltd, a company known for its expertise in system-built properties. The design was crafted by Arthur Swift & Partners, a firm that played a significant role in the architectural landscape of the 1960s. Their collaboration resulted in a property type that was both functional and aesthetically pleasing.

Typical Characteristics of the Token House

External Features

The Token House is easily identifiable by its shallow pitch gable roof covered with concrete tiles. The front and rear external walls are typically clad with horizontal timber boarding or asbestos cement sheets on the first floor, with horizontal timber boarding or tile hanging above. The gable walls are made of exposed aggregate precast concrete (PC) panels, giving the property a distinctive look.

Internal Features

Internally, the Token House features storey-height timber frame panels clad with asbestos cement sheets on the first floor and horizontal timber boarding above. The walls are insulated with polystyrene and lined with foil-backed plasterboard. The ground floor is constructed of concrete, while the upper floors consist of plywood boarding on timber joists supported by bitumen-painted rolled steel angle (RSA) floor support beams.

Variants

There are several variants of the Token House, including:
– Front and rear external walls clad with horizontal timber boarding throughout.
– Upper storey front and rear external walls clad with tile hanging on timber battens.
– Feature panels clad with plywood or asbestos cement sheets below windows.

Potential Hazards and Risks

Asbestos

One of the primary concerns with Token Houses is the presence of asbestos cement sheets in the construction. Asbestos was commonly used in building materials during the 1960s due to its fire-resistant properties. However, it poses significant health risks if disturbed, as asbestos fibres can cause serious respiratory diseases.

Structural Integrity

The use of precast concrete panels and timber frames in the construction of Token Houses can lead to issues with structural integrity over time. Factors such as corrosion of steel reinforcements, timber decay, and concrete spalling can compromise the stability of the property.

Insulation and Energy Efficiency

The insulation materials used in Token Houses, such as polystyrene and woodwool, may not meet modern energy efficiency standards. This can result in higher energy bills and a less comfortable living environment.

Legal Considerations

Defective Premises Act

The Token House is not classified as defective under the Defective Premises Act. However, it is essential for buyers and investors to be aware of potential issues related to the construction materials and methods used. Regular inspections and maintenance are crucial to ensure the property’s safety and longevity.

Inspection Tips for Surveyors

External Inspection

• Roof: Check for any signs of damage or wear on the concrete tiles. Look for missing or broken tiles and inspect the condition of the timber trusses.
• Walls: Examine the horizontal timber boarding and asbestos cement sheets for any signs of deterioration or damage. Pay particular attention to the gable walls made of exposed aggregate PC panels.
• Windows and Doors: Inspect the condition of the preformed aluminium sills and the feature panels clad with plywood or asbestos cement sheets below the windows.

Internal Inspection

• Walls: Check the condition of the foil-backed plasterboard and the timber battens. Look for any signs of moisture ingress or timber decay.
• Floors: Inspect the concrete ground floor and the plywood boarding on the upper floors. Ensure that the bitumen-painted RSA floor support beams are in good condition and free from corrosion.
• Ceilings: Examine the plasterboard ceilings for any signs of sagging or damage.

Structural Elements

• Substructure: Inspect the concrete strip footings and reinforced concrete (RC) perimeter beams for any signs of cracking or movement.
• Separating Walls: Check the storey-height PC panels for any signs of structural issues or damage.

Typical Construction Details

Substructure

The substructure of the Token House consists of concrete strip footings and RC perimeter beams. A damp-proof course (DPC) is installed to prevent moisture ingress.

External Walls

The front and rear external walls are constructed of storey-height timber frame panels clad with asbestos cement sheets on the first floor and horizontal timber boarding above. The walls are insulated with polystyrene and lined with foil-backed plasterboard. The gable walls are made of storey-height room-sized exposed aggregate PC panels with woodwool insulation.

Separating Walls

The separating walls are constructed of storey-height 7-inch PC panels lined with foil-backed plasterboard on timber battens.

Partitions

Internal partitions are made of timber studs lined with plasterboard.

Floors

The ground floor is constructed of concrete, while the upper floors consist of plywood boarding on timber joists supported by bitumen-painted RSA floor support beams.

Ceilings

The ceilings are made of plasterboard.

Roof

The roof is constructed of timber trusses covered with concrete tiles.

Common Defects in Token Houses

Asbestos-Related Issues

Asbestos cement sheets used in the construction of Token Houses can deteriorate over time, releasing harmful asbestos fibres into the air. It is crucial to handle any asbestos-containing materials with care and seek professional advice for removal or encapsulation.

Timber Decay

The timber elements in Token Houses, such as the timber frame panels and battens, are susceptible to decay if exposed to moisture. Regular inspections and maintenance are essential to prevent timber decay and ensure the structural integrity of the property.

Concrete Spalling

Concrete spalling occurs when the surface of the concrete breaks away, exposing the steel reinforcement. This can be caused by corrosion of the steel or freeze-thaw cycles. It is important to address any signs of concrete spalling promptly to prevent further damage.

Insulation and Energy Efficiency

The insulation materials used in Token Houses may not meet modern energy efficiency standards. Upgrading the insulation can improve the property’s energy efficiency and reduce heating costs.

Maintenance and Repair Tips

Asbestos Management

If asbestos-containing materials are present in the property, it is essential to manage them safely. Avoid disturbing the materials and seek professional advice for removal or encapsulation. Regular inspections can help identify any deterioration or damage to asbestos-containing materials.

Timber Preservation

To prevent timber decay, ensure that the property is well-ventilated and free from moisture ingress. Regularly inspect the timber elements for any signs of decay and treat them with appropriate preservatives if necessary.

Concrete Repair

Address any signs of concrete spalling promptly to prevent further damage. This may involve removing the damaged concrete, treating the steel reinforcement, and applying a suitable repair mortar.

Insulation Upgrades

Upgrading the insulation in the property can improve energy efficiency and reduce heating costs. Consider installing modern insulation materials that meet current building regulations.

Conclusion

The Token House is a unique and historically significant property type in the UK. While it offers a range of distinctive features and benefits, it also comes with potential hazards and risks that buyers and investors need to be aware of. By understanding the typical characteristics, construction details, and common defects of Token Houses, you can make informed decisions and ensure the safety and longevity of your investment.

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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