When considering a property purchase in the UK, understanding the intricacies of different construction types is crucial. One such construction type that often piques the interest of home buyers and investors is the Easiform Type 1 house. This article delves into the essential aspects of Easiform Type 1 houses, providing a detailed overview of their history, construction, typical characteristics, and potential hazards. As an expert surveyor, I will guide you through everything you need to know about these unique properties.

Historical Context and Manufacturing Details

Period Built and Typical Locations

Easiform Type 1 houses were constructed between 1919 and 1928, a period marked by a significant housing shortage following World War I. These houses were primarily built in urban and suburban areas across the UK to provide affordable housing solutions. The construction of these properties was part of a broader initiative to address the urgent need for housing during the post-war era.

Manufacturer and Designer

The Easiform Type 1 houses were manufactured by J Laing Construction Ltd, a prominent construction company known for its innovative building techniques. The design of these houses was aimed at providing quick and cost-effective housing solutions, which was a pressing need during the post-war period.

Number Built and Alternative Names

Approximately 2,100 Easiform Type 1 houses were built during the specified period. These houses are also known by alternative names such as Easiform and Laing houses, reflecting their association with the manufacturer and the construction method used.

Typical Characteristics of Easiform Type 1 Houses

Identification Characteristics

Easiform Type 1 houses can be identified by their distinct architectural features. They are typically bungalows or 2- and 3-storey semi-detached and terraced houses. The roofs of these houses have a medium pitch and are either hipped or gable, covered with concrete tiles. The external walls are either fair-faced concrete or rendered, giving them a unique appearance.

Construction Details

Substructure

The substructure of Easiform Type 1 houses consists of concrete strip footings, which provide a stable foundation. Damp-proof courses (DPC) and weep holes are also incorporated to prevent moisture ingress and ensure proper drainage.

External Walls

The external walls are constructed from 8-inch clinker aggregate concrete, which is rendered to provide a smooth finish. A timber wall plate is used to support the structure. The separating walls between properties are also made of clinker concrete, ensuring robust and durable construction.

Partitions and Floors

The ground floor of Easiform Type 1 houses is made of clinker concrete, while the upper floors are constructed using breeze blocks. The upper floors feature tongue-and-groove (T&G) boarding on timber joists, providing a sturdy and stable flooring system.

Ceilings and Roof

The ceilings are made of plasterboard, which is a common material used in many houses. The roof structure consists of timber rafters and purlins, covered with concrete tiles. This combination provides a durable and weather-resistant roofing system.

Typical Hazards and Risks

Unstable Fractions of Unburnt Coal

One of the potential hazards associated with Easiform Type 1 houses is the presence of unstable fractions of unburnt coal in the aggregate used for construction. This can lead to structural issues over time, as the unburnt coal can degrade and compromise the integrity of the concrete.

Corrosion of Steel in Concrete

Another significant risk is the corrosion of steel reinforcement within the concrete. This can occur due to carbonation or exposure to moisture, leading to the deterioration of the concrete and potential structural failures. Guidance on inspecting and assessing the durability of reinforced concrete is provided in various BRE reports, including BRE Digest 444 and BR 254.

Carbonation Depths

Carbonation is a process where carbon dioxide from the air penetrates the concrete and reacts with the calcium hydroxide to form calcium carbonate. This can reduce the alkalinity of the concrete, leading to the corrosion of steel reinforcement. Understanding the carbonation depths in structural-quality concrete is essential for assessing the long-term durability of Easiform Type 1 houses.

Defective Premises Act and Easiform Type 1 Houses

Classification as Defective

Easiform Type 1 houses are not classified as defective under the Defective Premises Act. However, it is essential to conduct thorough inspections and assessments to identify any potential issues that may arise due to the construction materials and methods used.

Inspection Guide for Easiform Type 1 Houses

External Inspection

Roof

Inspect the roof for any signs of damage or wear, such as missing or broken tiles. Check the condition of the timber rafters and purlins for any signs of rot or decay. Ensure that the roof structure is stable and free from any significant defects.

Walls

Examine the external walls for any cracks or signs of movement. Check the condition of the render and look for any areas where it may be deteriorating or coming away from the underlying concrete. Pay particular attention to any signs of moisture ingress or dampness.

Internal Inspection

Floors

Inspect the ground floor for any signs of cracking or movement. Check the condition of the upper floors, including the T&G boarding and timber joists. Look for any signs of sagging or unevenness, which may indicate structural issues.

Ceilings

Examine the ceilings for any signs of cracking or sagging. Check the condition of the plasterboard and look for any areas where it may be coming away from the underlying structure.

Structural Elements

Reinforced Concrete

Inspect the reinforced concrete elements for any signs of corrosion or deterioration. Pay particular attention to areas where the concrete may be exposed to moisture, as this can accelerate the corrosion process. Use appropriate tools and techniques to assess the carbonation depths and the condition of the steel reinforcement.

Typical Defects in Easiform Type 1 Houses

Cracking in Concrete

One of the most common defects in Easiform Type 1 houses is cracking in the concrete. This can occur due to various factors, including thermal movement, shrinkage, and structural loading. It is essential to identify the cause of the cracking and implement appropriate repair measures to prevent further deterioration.

Moisture Ingress

Moisture ingress is another common issue in Easiform Type 1 houses. This can occur due to defects in the DPC, weep holes, or external render. Moisture ingress can lead to dampness, mould growth, and deterioration of the concrete and timber elements. It is crucial to identify and address the source of the moisture to prevent further damage.

Corrosion of Steel Reinforcement

As mentioned earlier, the corrosion of steel reinforcement is a significant risk in Easiform Type 1 houses. This can lead to the deterioration of the concrete and potential structural failures. Regular inspections and maintenance are essential to identify and address any signs of corrosion.

Maintenance and Repair of Easiform Type 1 Houses

Regular Inspections

Regular inspections are crucial for identifying and addressing any potential issues in Easiform Type 1 houses. These inspections should include a thorough examination of the roof, walls, floors, ceilings, and structural elements. Any signs of damage or deterioration should be addressed promptly to prevent further issues.

Repair Techniques

Concrete Repairs

Concrete repairs may be necessary to address cracking, spalling, or other defects. This can involve the use of specialist repair mortars and techniques to restore the integrity of the concrete. It is essential to use appropriate materials and methods to ensure a durable and long-lasting repair.

Steel Reinforcement Repairs

If corrosion of the steel reinforcement is identified, appropriate repair measures should be implemented. This can involve the use of corrosion inhibitors, cathodic protection, or other techniques to prevent further corrosion and restore the integrity of the reinforcement.

Moisture Control

Addressing moisture ingress is crucial for preventing further damage to Easiform Type 1 houses. This can involve repairing defects in the DPC, weep holes, or external render. It may also be necessary to implement additional moisture control measures, such as improved drainage or ventilation, to prevent future issues.

Conclusion

Easiform Type 1 houses are a unique and historically significant type of property in the UK. Understanding their construction, typical characteristics, and potential hazards is essential for home buyers and investors. Regular inspections and maintenance are crucial for identifying and addressing any issues that may arise, ensuring the long-term durability and safety 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.