Overview of the Occident House

The Occident House, also known as the Wheatley, is a unique and historically significant property type in the UK. Manufactured by the British Occident Concrete Construction Co. Ltd and designed by John Bland, these houses were built between 1926 and 1927. With only 30 units constructed, they are a rare find in the property market. This article aims to provide a detailed examination of the Occident 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 Occident Houses were constructed during a brief period from 1926 to 1927. These properties are typically found in specific regions of the UK, often in suburban areas where there was a demand for affordable yet durable housing solutions during the interwar period.

Manufacturers and Designers

The British Occident Concrete Construction Co. Ltd was responsible for the manufacturing of these houses. The design was spearheaded by John Bland, a notable figure in the construction industry during that era. The collaboration between the manufacturer and designer aimed to create a robust and cost-effective housing solution using innovative construction techniques.

Identification Characteristics

Structural Features

Occident Houses are easily identifiable by their distinct architectural features:

• Two-Storey Semi-Detached Design: These houses are typically two-storey semi-detached properties, making them suitable for small families.
• Medium Pitch Hipped Roof: The roofs are medium pitch and hipped, covered with traditional clay tiles.
• External Walls: The external walls are constructed using storey-height precast concrete (PC) panels. The ground floor walls are painted, while the first floor is covered with tile hanging.
• Bay Windows: A prominent feature is the bay window on the front elevation, which includes spandrel panels made of rendered blockwork.
• Concrete Architrave: The doors are framed with cast concrete architraves, adding to the structural integrity and aesthetic appeal.

Alternative Names

The Occident House is also known by the name “Wheatley,” which may be used interchangeably in historical records and property listings.

Construction Details

Substructure

The substructure of the Occident House consists of concrete strip footings, providing a stable foundation for the property.

External Walls

The external walls are a key feature of the Occident House, constructed using full-width storey-height 7.5-inch PC panels. These panels incorporate door and window frames on the ground floor and are laid on a mortar bed. The wall composition includes:

• Outer Leaf: A 2-inch exposed dense aggregate outer leaf.
• Cavity: A 3.5-inch cavity filled with loose clinker.
• Inner Leaf: A 2-inch clinker concrete inner leaf, finished with a skim coat of plaster.

The first-floor walls are similar but feature a 2-inch clinker concrete outer leaf covered with tile hanging. Steel interlocking lugs link the edge steel reinforcement, ensuring structural stability.

Separating Wall

The separating wall between semi-detached units is constructed using full-width storey-height 7.5-inch clinker concrete PC panels, incorporating flues and finished with a skim coat of plaster.

Partitions

Internal partitions are made from storey-height room-sized clinker concrete PC panels, measuring 4.5 inches on the ground floor and 2 inches on the first floor, all finished with a skim coat of plaster.

Floors

• Ground Floor: The ground floor features suspended timber joists.
• First Floor: The first floor also uses timber joists.

Roof

The roof structure comprises timber joists and purlins, covered with plain clay tiles.

Typical Hazards and Risks

Structural Integrity

One of the primary concerns with Occident Houses is the potential degradation of the concrete panels over time. Factors such as carbonation and chloride ingress can lead to the corrosion of steel reinforcement within the concrete, compromising structural integrity.

Moisture Ingress

The presence of a cavity filled with loose clinker can pose a risk of moisture ingress, particularly if the cavity is not adequately ventilated. This can lead to damp issues and potential damage to the internal plaster finishes.

Thermal Performance

The thermal performance of Occident Houses may not meet modern standards, leading to higher energy consumption for heating. Retrofitting insulation can be challenging due to the construction method.

Asbestos

Given the period of construction, there is a possibility that asbestos-containing materials were used in some components of the house. A thorough survey is essential to identify and manage any asbestos risks.

Defective Premises Act Considerations

The Occident House is not specifically listed as defective under the Defective Premises Act. However, due to the age and construction method, it is crucial to conduct a detailed survey to identify any potential defects that could affect the safety and habitability of the property.

Inspection Tips for Surveyors

Preliminary Research

Before conducting an on-site inspection, gather as much historical data as possible about the specific property. This includes reviewing any available records, previous surveys, and maintenance history.

External Inspection

• Roof: Check the condition of the clay tiles and the timber structure. Look for signs of sagging or damage.
• Walls: Inspect the external walls for cracks, spalling, or signs of moisture ingress. Pay particular attention to the junctions between panels and around window and door frames.
• Bay Window: Examine the bay window structure, including the spandrel panels and rendered blockwork, for any signs of deterioration.

Internal Inspection

• Walls: Check for signs of dampness, particularly on the ground floor. Look for any cracks or bulging in the plaster finish.
• Floors: Inspect the timber joists for signs of rot or infestation. Ensure that the suspended ground floor is adequately ventilated.
• Partitions: Examine the internal partitions for any structural issues or signs of movement.
• Roof Space: If accessible, inspect the roof space for signs of water ingress, timber decay, or inadequate insulation.

Specialist Tests

• Concrete Durability: Conduct tests to assess the carbonation depth and chloride content in the concrete panels. Refer to BRE Digest 444 and BR 19 for guidance.
• Moisture Levels: Use moisture meters to check for dampness in walls and floors.
• Asbestos Survey: If there is any suspicion of asbestos-containing materials, commission a specialist asbestos survey.

Typical Defects and Maintenance

Common Defects

• Concrete Degradation: Over time, the concrete panels may show signs of spalling, cracking, or corrosion of the steel reinforcement.
• Damp Issues: Moisture ingress through the cavity or around window and door frames can lead to damp problems.
• Timber Decay: The timber joists in the floors and roof may suffer from rot or infestation if not adequately maintained.

Maintenance Tips

• Regular Inspections: Conduct regular inspections to identify and address any emerging issues promptly.
• Concrete Repairs: Use appropriate repair techniques to address any concrete degradation. This may include patch repairs, re-coating, or applying corrosion inhibitors.
• Damp Proofing: Ensure that the cavity is adequately ventilated and consider installing a damp-proof course if necessary.
• Timber Treatment: Treat any timber components for rot or infestation and ensure adequate ventilation to prevent future issues.

Conclusion

The Occident House represents a unique and historically significant property type in the UK. While these houses offer a distinctive architectural style and robust construction, they also come with specific challenges and potential risks. By understanding the construction details, typical hazards, and maintenance requirements, prospective buyers and investors can make informed decisions and ensure the long-term safety and habitability of these properties.

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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