Overview of the Tracoba Low Rise House

The Tracoba Low Rise house, also known as the Gilbert Ash Tracoba, is a distinctive type of system-built property that emerged in the 1960s. Designed and manufactured by Gilbert Ash Ltd, these properties were part of a broader movement towards prefabricated and system-built homes during the post-war period in the UK. This article delves into the various aspects of the Tracoba Low Rise house, providing a detailed guide for potential home buyers and investors.

Historical Context and Manufacturing Details

Period of Construction

The Tracoba Low Rise houses were predominantly built during the 1960s, a time when the UK was experiencing a housing boom. The need for rapid construction methods led to the development of various system-built properties, including the Tracoba Low Rise.

Manufacturers and Designers

Both the design and manufacturing of the Tracoba Low Rise houses were handled by Gilbert Ash Ltd, a company known for its innovative approach to construction during that era. The company aimed to provide affordable and quickly assembled housing solutions to meet the growing demand.

Typical Locations

These houses can be found in various parts of the UK, often in suburban areas where there was a significant need for new housing developments during the 1960s. They are typically located in residential estates that were developed during this period.

Identification Characteristics

Structural Features

The Tracoba Low Rise houses come in 2-, 3-, and 4-storey configurations. They are easily identifiable by their shallow or medium pitch gable or monopitch roofs, which are covered with interlocking concrete tiles or slates. The front and rear external walls can be made of brick, rendered surfaces, tile hanging, horizontal or vertical timber boarding, plastic weatherboarding, or brick panels.

Gable Walls

The gable walls of these houses are typically constructed with storey-height exposed aggregate or moulded precast (PC) panels. The gable apex is often clad with horizontal timber boarding, adding to the distinctive appearance of these properties.

Construction Details

Substructure

The substructure of the Tracoba Low Rise houses consists of concrete strip footings and a concrete slab. A damp-proof course (DPC) is also included to prevent moisture ingress.

External Walls

The front and rear walls are made of storey-height timber frame panels, which are clad with vertical and horizontal timber boarding and lined with plasterboard. Insulation is placed between the frame studs, and PC beams are used at the first floor and eaves level.

Gable Walls

The gable walls are constructed with fair-faced PC corner columns and storey-height room-size exposed aggregate PC sandwich panels with polystyrene insulation. The gable apex is framed with timber and clad with horizontal timber boarding.

Separating and Partition Walls

Separating walls are made of storey-height 7-inch PC panels, while internal partitions are constructed with storey-height 4-inch PC panels or proprietary partitions.

Floors

The ground floor is typically made of concrete, while the upper floors are constructed with 4 1/2-inch PC panels. Ceilings are directly finished as cast.

Roof

The roof structure consists of timber trusses covered with interlocking concrete tiles.

Typical Variants

There are several variants of the Tracoba Low Rise house, including:

• Foundations made of PC beams on bored piles.
• Front and rear walls clad with tile hanging on upper storeys, or render or brick on external plywood backing.
• Roofs covered with slates instead of concrete tiles.

Common Hazards and Risks

Structural Integrity

One of the primary concerns with Tracoba Low Rise houses is the potential for structural issues, particularly related to the durability of the reinforced concrete components. Over time, these elements can suffer from corrosion, which can compromise the structural integrity of the property.

Insulation and Energy Efficiency

The insulation used in these houses, particularly the polystyrene insulation in the gable walls, may not meet modern energy efficiency standards. This can result in higher heating costs and a less comfortable living environment.

Moisture Ingress

The concrete slab and strip footings, while robust, can be susceptible to moisture ingress if the damp-proof course is compromised. This can lead to issues such as dampness and mould, which can affect the health of the occupants and the longevity of the property.

Asbestos

Given the period during which these houses were built, there is a possibility that asbestos-containing materials were used in their construction. Asbestos poses significant health risks if disturbed, so it is crucial to have a thorough survey conducted to identify and manage any asbestos present.

Defective Premises Act Considerations

The Tracoba Low Rise house is not specifically listed as defective under the Defective Premises Act. However, given the potential issues with reinforced concrete durability and other construction-related concerns, it is essential to conduct a detailed survey before purchasing such a property. This will help identify any defects and ensure that the property meets current safety and habitability standards.

Inspection Guide for Surveyors

Preliminary Assessment

When inspecting a Tracoba Low Rise house, start with a preliminary assessment of the overall condition of the property. Look for visible signs of wear and tear, such as cracks in the walls, roof damage, and any signs of moisture ingress.

Structural Components

Pay close attention to the reinforced concrete components, including the PC panels and beams. Check for signs of corrosion, spalling, or other damage that could compromise the structural integrity of the property. Use tools such as a cover meter to assess the depth of concrete cover over the reinforcement and check for carbonation.

Insulation and Energy Efficiency

Evaluate the insulation in the walls and roof. Check for any gaps or areas where the insulation may have deteriorated. Consider conducting a thermal imaging survey to identify any areas of heat loss.

Moisture and Dampness

Inspect the damp-proof course and look for any signs of moisture ingress, such as damp patches on walls or floors, mould growth, or a musty smell. Use a moisture meter to assess the moisture levels in the walls and floors.

Asbestos

Given the age of the property, it is essential to check for the presence of asbestos-containing materials. If asbestos is suspected, arrange for a specialist survey to confirm its presence and provide recommendations for its management or removal.

Roof and Guttering

Inspect the roof structure, including the timber trusses and interlocking concrete tiles. Look for any signs of damage or wear, such as missing or broken tiles, sagging, or water ingress. Check the guttering and downpipes for blockages or damage.

Internal Condition

Assess the condition of the internal partitions, floors, and ceilings. Look for any signs of damage, such as cracks, sagging, or water damage. Check the condition of the plasterboard lining and any internal finishes.

Typical Defects in Tracoba Low Rise Houses

Corrosion of Reinforced Concrete

One of the most common defects in Tracoba Low Rise houses is the corrosion of the reinforced concrete components. This can lead to spalling, cracking, and ultimately, structural failure if not addressed promptly.

Insulation Deterioration

The insulation used in these houses, particularly the polystyrene insulation in the gable walls, can deteriorate over time. This can result in reduced energy efficiency and increased heating costs.

Moisture Ingress and Dampness

Moisture ingress is a common issue in Tracoba Low Rise houses, particularly if the damp-proof course is compromised. This can lead to dampness, mould growth, and other related issues.

Asbestos

Asbestos-containing materials may be present in Tracoba Low Rise houses, posing significant health risks if disturbed. It is essential to identify and manage any asbestos present in the property.

Roof and Guttering Issues

The roof structure and guttering can suffer from wear and tear over time, leading to issues such as water ingress, sagging, and blockages. Regular maintenance and timely repairs are essential to prevent these issues from escalating.

Maintenance and Repair Recommendations

Addressing Corrosion

To address corrosion of the reinforced concrete components, it is essential to identify the extent of the damage and implement appropriate repair measures. This may include removing and replacing damaged concrete, applying corrosion inhibitors, and using protective coatings to prevent further corrosion.

Improving Insulation

To improve the energy efficiency of a Tracoba Low Rise house, consider upgrading the insulation in the walls and roof. This may involve adding additional insulation or replacing the existing insulation with more modern, energy-efficient materials.

Managing Moisture Ingress

To manage moisture ingress, ensure that the damp-proof course is intact and functioning correctly. Address any issues with the concrete slab and strip footings, and implement measures to prevent water from entering the property, such as improving drainage around the property and repairing any damaged guttering or downpipes.

Asbestos Management

If asbestos-containing materials are present in the property, it is essential to manage them safely. This may involve encapsulating the asbestos to prevent it from being disturbed or arranging for its safe removal by a licensed asbestos removal contractor.

Roof and Guttering Maintenance

Regular maintenance of the roof and guttering is essential to prevent issues such as water ingress and blockages. This may involve replacing damaged tiles, repairing sagging roof structures, and cleaning and repairing guttering and downpipes.

Conclusion

The Tracoba Low Rise house is a distinctive and historically significant type of system-built property that offers both opportunities and challenges for home buyers and investors. By understanding the construction details, common hazards, and typical defects associated with these properties, you can make informed decisions and ensure that your investment is sound.

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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