Overview of Cruden Houses

Cruden houses, a notable example of post-war British architecture, were manufactured by Cruden Houses Ltd. These properties were constructed between 1947 and 1950, a period marked by a significant housing shortage in the UK. Approximately 3,000 Cruden houses were built, primarily in suburban and rural areas. These homes are also known by alternative names such as Cruden Brick-Clad and Cruden Rural.

Cruden houses are typically two-storey semi-detached or terraced homes, featuring a medium pitch gable roof covered with interlocking concrete tiles. The external walls are made of harled or plain painted Precast Reinforced Concrete (PRC) blocks. A distinctive feature of these homes is the flat or sloping canopy over the front door.

Historical Context and Manufacturers

The post-World War II era in the UK was characterized by a pressing need for rapid housing solutions. Cruden Houses Ltd emerged as a key player in addressing this demand. The company, leveraging innovative construction techniques, aimed to provide affordable and durable housing. The designers of Cruden houses focused on creating homes that were not only quick to build but also resilient and functional.

Typical Characteristics and Hazards

Cruden houses exhibit several defining characteristics:

• Roof: Medium pitch gable roof with interlocking concrete tiles.
• External Walls: Harled or plain painted PRC blocks.
• Canopy: Flat or sloping canopy over the front door.

However, these homes are not without their hazards and risks. Common issues include:

• Corrosion: Severe corrosion of cold Rolled Steel Channel (RSC) stanchions, particularly at the bases, and corrosion of beam and stanchion connections at the first-floor level.
• Structural Issues: Bowing of external concrete block walling and cracking of render and external walling.
• Concrete Deterioration: Cracking and spalling of concrete blocks at windows.

Defective Premises Act and Cruden Houses

Under the Defective Premises Act, properties must be fit for habitation and free from significant defects. Cruden houses, due to their construction materials and methods, often fall under scrutiny. The severe corrosion of structural elements and the deterioration of concrete blocks can render these homes defective. Therefore, it is crucial for potential buyers and investors to conduct thorough inspections and seek expert advice before purchasing a Cruden house.

Inspection Guide for Cruden Houses

When inspecting a Cruden house, it is essential to focus on specific areas prone to defects. Here is a step-by-step guide:

Substructure

• Concrete Strip Footings: Check for any signs of settlement or cracking.
• PC Underbuilding: Inspect for stability and any visible damage.
• Damp Proof Course (DPC): Ensure it is intact and functioning correctly.

Frame

• Cold RSC Stanchions: Look for severe corrosion, especially at the bases.
• Beam and Stanchion Connections: Check for corrosion at the first-floor level.
• Horizontal Sill Members: Inspect for signs of corrosion.

External Walls

• Harled PRC Blocks: Examine for bowing, cracking, and spalling.
• Cavity and Timber Framing: Ensure the integrity of the cavity and timber framing.
• Glass-Fibre Insulation: Check for adequate insulation between frame studs.

Partitions and Floors

• Timber Stud Partitions: Inspect for stability and any signs of damage.
• Ground Floor: Check PRC slabs on PC block dwarf walls for any defects.
• First Floor: Ensure T&G boarding on timber joists on steel beams is in good condition.

Ceilings and Roof

• Fibreboard and Plasterboard Ceilings: Look for any signs of sagging or damage.
• Roof: Inspect bituminous felt, timber battens, and interlocking concrete tiles for any issues.

Typical Construction Details

Understanding the construction details of Cruden houses can help in identifying potential issues and planning maintenance or renovation work.

Substructure

• Concrete Strip Footings: These provide the foundation for the house, supporting the weight of the structure.
• PC Underbuilding: Precast concrete underbuilding elements are used to create a stable base.
• DPC: A damp proof course is essential to prevent moisture from rising through the structure.

Frame

• Cold RSC Stanchions: These vertical steel supports are crucial for the structural integrity of the house.
• Cold RSA Lateral Perimeter Ties: These ties provide lateral stability to the structure.
• Cold RSC Floor Support Beams: These beams support the floors and distribute loads.
• Cold RSA Sills: These horizontal members support the window frames.
• Cold RSC Trusses and Purlins: These elements support the roof structure.

External Walls

• Harled PRC Blocks: These blocks form the external walls, providing both structural support and insulation.
• Cavity and Timber Framing: The cavity and timber framing add an extra layer of insulation and stability.
• Glass-Fibre Insulation: This insulation material is placed between frame studs to improve thermal efficiency.

Partitions and Floors

• Timber Stud Partitions: These internal walls provide separation between rooms.
• Ground Floor: PRC slabs on PC block dwarf walls form the ground floor.
• First Floor: T&G boarding on timber joists on steel beams forms the first floor.

Ceilings and Roof

• Fibreboard and Plasterboard Ceilings: These materials are used for the ceilings, providing a smooth finish.
• Roof: The roof is constructed with bituminous felt, timber battens, and interlocking concrete tiles.

Common Defects in Cruden Houses

Cruden houses, like any other property type, are susceptible to certain defects. Here are some common issues to watch out for:

Corrosion

• Cold RSC Stanchions: Severe corrosion, particularly at the bases, can compromise the structural integrity of the house.
• Beam and Stanchion Connections: Corrosion at the first-floor level can weaken the connections and lead to structural issues.
• Horizontal Sill Members: Corrosion of these members can affect the stability of window frames.

Structural Issues

• Bowing of External Walls: This can be caused by the movement of the PRC blocks or inadequate support.
• Cracking of Render and External Walling: Cracks can allow moisture to penetrate, leading to further deterioration.
• Cracking and Spalling of Concrete Blocks: This is often seen around windows and can be a sign of underlying structural issues.

Moisture and Insulation

• Damp Proof Course (DPC): If the DPC is compromised, moisture can rise through the structure, leading to damp issues.
• Glass-Fibre Insulation: Inadequate or damaged insulation can affect the thermal efficiency of the house.

Variants of Cruden Houses

Cruden houses come in several variants, each with its unique characteristics:

Concrete Underbuilding

• Harled Brick External Walls: These walls provide a different aesthetic and may have different maintenance requirements.
• Painted Concrete Block External Walls: These walls require regular maintenance to prevent cracking and spalling.

Ground Floor Variants

• Suspended Timber Ground Floor: This type of floor may be more susceptible to moisture and rot.
• Concrete Ground Floor: This type of floor is more durable but can be prone to cracking.

Protective Coating

• Black Bituminous Paint: This coating provides additional protection against moisture and corrosion.

Maintenance and Renovation Tips

Maintaining and renovating a Cruden house requires careful planning and attention to detail. Here are some tips to help you keep your Cruden house in top condition:

Regular Inspections

• Structural Elements: Regularly inspect the cold RSC stanchions, beam and stanchion connections, and horizontal sill members for signs of corrosion.
• External Walls: Check for bowing, cracking, and spalling of the PRC blocks.
• Roof: Inspect the bituminous felt, timber battens, and interlocking concrete tiles for any issues.

Moisture Control

• Damp Proof Course (DPC): Ensure the DPC is intact and functioning correctly to prevent moisture from rising through the structure.
• Insulation: Check the glass-fibre insulation for any damage and ensure it is providing adequate thermal efficiency.

Repairs and Renovations

• Corrosion Treatment: Treat any corroded elements with appropriate coatings or replace them if necessary.
• Crack Repairs: Repair any cracks in the render and external walling to prevent moisture penetration.
• Window Frames: Ensure the horizontal sill members are in good condition and replace them if necessary.

Conclusion

Cruden houses, with their unique construction and historical significance, offer a fascinating glimpse into post-war British architecture. However, these homes come with their own set of challenges and potential defects. By understanding the typical characteristics, common issues, and maintenance requirements of Cruden houses, home buyers and investors can make informed decisions and ensure the longevity and safety of their investment.

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.

---