Historical Context and Manufacturer

The Brydon No-Fines house is a unique and intriguing property type that emerged in the 1940s, a period marked by a significant housing shortage in the UK. These houses were constructed by Brydon Construction Co. Ltd, a company that played a pivotal role in addressing the post-war housing crisis. With only six of these properties built, they are relatively rare, making them a point of interest for both home buyers and property investors.

Typical Locations and Characteristics

Locations

Brydon No-Fines houses are typically found in suburban areas, often in regions that experienced rapid development during the mid-20th century. These properties are usually situated in semi-detached configurations, providing a balanced mix of privacy and community living.

Architectural Features

These houses are easily identifiable by their two-storey, semi-detached design. They feature a medium pitch hipped roof covered with concrete tiles, and the external walls are rendered throughout. The use of “no-fines” concrete—a type of concrete that omits fine aggregates like sand—gives these houses their distinctive name and structural characteristics.

Construction Details

Substructure

• Concrete strip footings: These provide a stable foundation for the house.
• Concrete under-building: Adds to the structural integrity.
• Concrete slab: Forms the base of the house.
• Damp Proof Course (DPC): Prevents moisture from rising through the structure.

External Walls

• Rendered finish: Provides a smooth, weather-resistant exterior.
• 13″ no-fines reinforced concrete (RC): Offers robust structural support.
• DPC over openings and beneath windows: Ensures additional moisture protection.

Internal Walls

• Separating wall: 10″ no-fines concrete, providing sound insulation and fire resistance.
• Partitions: 4″ no-fines concrete, used for internal divisions.

Floors

• Ground floor: Timber boarding on 2″ timber battens wired to the floor, with a screed on a Damp Proof Membrane (DPM) over concrete.
• First floor: Timber boarding on 2″ timber sleepers and screed on a 7 1/2″ no-fines RC slab.

Roof

• Timber rafters and purlins: Support the roof structure.
• Concrete tiles: Provide a durable and weather-resistant covering.

Other Features

• Chimney: Constructed from concrete.
• Stairs: Also made from concrete, adding to the durability.

Typical Hazards and Risks

Structural Concerns

One of the primary concerns with Brydon No-Fines houses is the potential for structural issues related to the no-fines concrete. Over time, this material can suffer from carbonation, a process where carbon dioxide from the air penetrates the concrete and reduces its alkalinity. This can lead to the corrosion of embedded steel reinforcement, compromising the structural integrity.

Moisture Ingress

Despite the presence of DPCs, moisture ingress can still be an issue, particularly if the DPCs have deteriorated over time. This can lead to damp problems, which can affect both the structural elements and the internal living conditions.

Thermal Efficiency

No-fines concrete has relatively poor thermal insulation properties compared to modern building materials. This can result in higher heating costs and a less comfortable living environment, particularly during the colder months.

Asbestos

Given the era in which these houses were built, there is a possibility that asbestos-containing materials were used, particularly in insulation and fireproofing. Asbestos poses significant health risks if disturbed, so it is crucial to have a professional survey to identify and manage any asbestos present.

Defective Premises Act

The Brydon No-Fines house is not specifically listed as defective under the Defective Premises Act. However, given the potential issues with no-fines concrete and other age-related concerns, it is advisable to conduct a thorough survey before purchasing such a property. This will help identify any defects that could affect the safety and habitability of the house.

Inspection Guide for Surveyors

Preliminary Checks

• Historical Records: Review any available historical records or previous surveys to understand the property’s history and any past issues.
• Visual Inspection: Conduct a thorough visual inspection of the exterior and interior, noting any obvious signs of damage or deterioration.

Structural Assessment

• Concrete Condition: Check for signs of carbonation and corrosion in the no-fines concrete. This may involve taking core samples for laboratory analysis.
• Moisture Levels: Use a moisture meter to check for dampness in walls, floors, and ceilings. Pay particular attention to areas around DPCs and window openings.

Thermal Efficiency

• Insulation: Assess the level of insulation in walls, floors, and the roof. Consider recommending additional insulation if the existing levels are inadequate.
• Heating System: Evaluate the condition and efficiency of the heating system. Older systems may need upgrading to improve energy efficiency.

Asbestos Survey

• Material Sampling: If there is any suspicion of asbestos, take samples for laboratory analysis. Ensure that this is done by a qualified professional to avoid health risks.

Roof and Chimney

• Roof Structure: Inspect the timber rafters and purlins for signs of rot or insect infestation. Check the condition of the concrete tiles and replace any that are damaged.
• Chimney: Examine the concrete chimney for cracks or other signs of deterioration. Ensure that it is structurally sound and free from blockages.

Internal Features

• Stairs: Check the condition of the concrete stairs, looking for cracks or other signs of wear.
• Partitions and Ceilings: Inspect the no-fines concrete partitions and plasterboard ceilings for any damage or signs of movement.

Typical Defects and Maintenance Tips

Common Defects

• Carbonation and Corrosion: As mentioned earlier, carbonation can lead to the corrosion of steel reinforcement. Regular inspections and maintenance are crucial to address this issue.
• Damp and Moisture: Deteriorated DPCs can lead to moisture ingress. Ensure that DPCs are in good condition and consider additional waterproofing measures if necessary.
• Thermal Bridging: The poor thermal insulation properties of no-fines concrete can lead to thermal bridging, where heat escapes through the walls. Adding external or internal insulation can help mitigate this issue.
• Asbestos: If asbestos is present, it must be managed or removed by a qualified professional to ensure safety.

Maintenance Tips

• Regular Inspections: Conduct regular inspections to identify and address any issues early. This is particularly important for structural elements and moisture control.
• Upgrade Insulation: Improving the insulation in walls, floors, and the roof can enhance thermal efficiency and reduce heating costs.
• Moisture Control: Ensure that DPCs and other moisture control measures are in good condition. Consider additional waterproofing if necessary.
• Professional Surveys: Engage professional surveyors for detailed assessments, particularly for structural and asbestos-related concerns.

Conclusion

The Brydon No-Fines house is a fascinating example of mid-20th-century construction, offering unique characteristics and challenges. While these properties are not specifically listed as defective under the Defective Premises Act, they do require careful consideration and maintenance to ensure their longevity and habitability. By understanding the typical construction methods, potential hazards, and maintenance requirements, home buyers and investors can make informed decisions and safeguard their investments.

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.