Understanding the Easiform Type 2 House

The Easiform Type 2 house, a product of J Laing Construction Ltd, represents a significant chapter in the history of British housing. These properties, built between the 1920s and 1970s, are a testament to the ingenuity and adaptability of post-war construction methods. With approximately 100,000 units constructed, these homes are a common sight in various parts of the UK. Known by several names, including Easiform, Laing, Laing Crosswall, and Slipform, these houses have unique characteristics that set them apart from other system-built properties.

Historical Context and Manufacturing

Period of Construction

The Easiform Type 2 houses were constructed over a span of five decades, from the 1920s to the 1970s. This period saw significant changes in construction techniques and materials, driven by the need for rapid housing development, especially post-World War II. The demand for affordable and quickly constructed homes led to the adoption of various system-built methods, with Easiform being one of the prominent ones.

Manufacturer and Designer

J Laing Construction Ltd, a well-known name in the construction industry, was the primary manufacturer of Easiform Type 2 houses. The company’s innovative approach to building allowed for the mass production of homes that were both cost-effective and relatively quick to construct. The design of these houses was aimed at providing durable and functional living spaces for the growing population.

Typical Locations

Easiform Type 2 houses can be found in various regions across the UK. They are particularly prevalent in areas that experienced significant housing shortages during the mid-20th century. These properties are commonly seen in suburban areas, where they were built as part of large housing estates to accommodate the influx of families moving away from city centres.

Characteristics of Easiform Type 2 Houses

Identification Characteristics

Easiform Type 2 houses come in various forms, including bungalows and 2- and 3-storey semi-detached and terraced houses. They are easily identifiable by their medium pitch hipped or gable roofs, typically covered with concrete tiles. The external walls are either fair-faced concrete or rendered, giving them a distinctive appearance.

Construction Details

Substructure

The substructure of Easiform Type 2 houses consists of concrete strip footings, which provide a stable foundation. Damp proof courses (DPC) and weep holes are incorporated to manage moisture and prevent damp issues.

External Walls

The external walls are constructed from 8-inch clinker aggregate concrete, which is either left fair-faced or rendered. A timber wall plate is used to support the roof structure. The separating walls between properties are also made of clinker concrete, ensuring robust and fire-resistant partitions.

Partitions and Floors

The ground floor is typically made of clinker concrete, providing a solid and durable base. Upper floors are constructed using breeze blocks, with tongue and groove (T&G) boarding on timber joists. This combination offers both strength and flexibility in the internal layout.

Ceilings and Roof

Ceilings in Easiform Type 2 houses are usually plasterboard, providing a smooth and easily maintainable surface. The roof structure comprises timber rafters and purlins, covered with concrete tiles. This design ensures a sturdy and weather-resistant roof.

Typical Hazards and Risks

Unstable Aggregate

One of the primary concerns with Easiform Type 2 houses is the potential presence of unstable fractions of unburnt coal in the aggregate used for concrete. This can lead to long-term structural issues if not properly addressed.

Corrosion of Steel Reinforcement

The durability of reinforced concrete can be compromised by the corrosion of steel reinforcement. This is particularly relevant in older properties where the protective concrete cover may have deteriorated over time. Guidance on inspecting and assessing reinforced concrete durability can be found in BRE Digest 444 (Parts 1–3) and other related publications.

Carbonation

Carbonation, a process where carbon dioxide penetrates the concrete and reduces its alkalinity, can also pose a risk to the structural integrity of Easiform Type 2 houses. This can lead to the corrosion of embedded steel reinforcement, further compromising the structure.

Defective Premises Act and Easiform Type 2 Houses

Easiform Type 2 houses are not specifically classified as defective under the Defective Premises Act. However, due to the potential issues with the materials and construction methods used, it is essential to conduct thorough inspections and assessments to ensure the property’s safety and longevity.

Inspection Guide for Surveyors

External Inspection

Walls

Inspect the external walls for signs of cracking, spalling, or other damage. Pay particular attention to areas where the render has deteriorated, as this can expose the underlying concrete to the elements.

Roof

Examine the roof for missing or damaged tiles, as well as any signs of sagging or structural weakness. Check the condition of the timber rafters and purlins, looking for signs of rot or insect infestation.

Internal Inspection

Floors

Check the ground floor for any signs of movement or cracking. Inspect the upper floors for any signs of deflection or instability, particularly around the joist ends.

Ceilings

Look for any signs of water damage or staining on the ceilings, which could indicate roof leaks or plumbing issues. Check the condition of the plasterboard for any signs of cracking or sagging.

Structural Elements

Reinforced Concrete

Assess the condition of any exposed reinforced concrete elements, looking for signs of corrosion or deterioration. Use a cover meter to check the depth of concrete cover over the reinforcement, and consider taking carbonation depth measurements if necessary.

Timber Elements

Inspect all accessible timber elements for signs of rot, insect infestation, or other damage. Pay particular attention to areas where timber is in contact with masonry or concrete, as these are more susceptible to moisture-related issues.

Typical Defects in Easiform Type 2 Houses

Cracking and Spalling

Cracking and spalling of the concrete walls are common defects in Easiform Type 2 houses. These issues can be caused by a variety of factors, including thermal movement, moisture ingress, and the presence of unstable aggregate.

Damp and Moisture Issues

Damp and moisture issues can arise due to inadequate damp proofing or poor maintenance of the DPC and weep holes. These problems can lead to mould growth, timber decay, and other related issues.

Roof Defects

Roof defects, such as missing or damaged tiles, sagging, and structural weakness, are also common in Easiform Type 2 houses. These issues can lead to water ingress and subsequent damage to the internal structure.

Corrosion of Reinforcement

Corrosion of the steel reinforcement within the concrete can lead to significant structural issues. This is often caused by carbonation or chloride ingress, which reduces the protective alkalinity of the concrete.

Maintenance and Repair Strategies

Addressing Cracking and Spalling

To address cracking and spalling, it is essential to identify the underlying cause and implement appropriate repair strategies. This may involve patching and sealing cracks, applying protective coatings, or even replacing damaged sections of concrete.

Managing Damp and Moisture

Effective management of damp and moisture issues involves ensuring that the DPC and weep holes are functioning correctly. Regular maintenance and inspection of these elements are crucial to prevent moisture-related problems.

Roof Maintenance

Regular roof maintenance is essential to prevent defects and ensure the longevity of the structure. This includes replacing missing or damaged tiles, inspecting and repairing timber elements, and ensuring proper drainage.

Reinforcement Protection

Protecting the steel reinforcement within the concrete involves addressing carbonation and chloride ingress. This may include applying protective coatings, increasing the concrete cover, or using corrosion inhibitors.

Conclusion

Easiform Type 2 houses, with their unique construction methods and materials, represent an important part of the UK’s housing history. While these properties offer many benefits, they also come with specific challenges and risks that must be carefully managed. By understanding the typical characteristics, hazards, and defects associated with these houses, surveyors and homeowners can ensure that they remain safe and functional for years to come.

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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