Historical Context and Manufacturing

The Kingstone house, also known as the Tarran house, is a unique property type that emerged in the post-World War II era. Manufactured by Tarran Industries Ltd, these homes were designed to address the urgent housing needs of the time. Built in 1945, only four of these two-storey semi-detached houses were constructed, making them a rare find in today’s property market.

Designers and Construction Period

The Kingstone house was designed by a team of engineers and architects who aimed to create a durable and cost-effective housing solution. The design incorporated innovative construction techniques and materials that were readily available in the post-war period. The houses were built in 1945, a time when the UK was grappling with a severe housing shortage due to wartime destruction.

Typical Locations

These houses are typically found in areas that experienced significant bomb damage during World War II. They were primarily constructed in urban settings where the need for rapid housing solutions was most acute. Today, you might find these properties in older, established neighbourhoods that have retained their historical character.

Characteristics and Construction Details

Identification Characteristics

The Kingstone house is easily identifiable by its two-storey semi-detached structure and shallow pitch gable roof covered with copper sheets. The external walls are made of exposed aggregate-faced Precast Reinforced Concrete (PRC) slabs with open joints. These characteristics make the Kingstone house stand out from other post-war housing types.

Substructure

The substructure of the Kingstone house consists of a concrete slab and concrete underbuilding, providing a solid foundation. A Damp Proof Course (DPC) is also included to prevent moisture from rising through the structure.

Frame

The frame of the Kingstone house is constructed from storey-height Precast Concrete (PSC) frame panels. These panels are welded to a sheet steel diaphragm, which is sprayed with asbestos insulation on the inner face. This design provides both structural integrity and thermal insulation.

External Walls

The external walls are composed of open-jointed exposed aggregate PRC panels supported on steel rods welded horizontally to the PSC panels. The cavity is lined with a sheet steel diaphragm and timber framing, which is further lined with cast plaster panels. Asbestos cement sheets are used at the gable apex.

Separating Wall

The separating wall between the semi-detached units is a cavity wall made of PSC frames backed with a steel diaphragm. This wall is also lined with PRC panels and timber framing, which are further lined with cast plaster panels.

Partitions

Internal partitions are constructed using PSC framing and timber framing, both lined with cast plaster panels. This design provides a robust and durable internal structure.

Floors

The ground and first floors are made of timber boarding on timber bearers. This traditional construction method offers a warm and resilient flooring solution.

Ceilings

Ceilings in the Kingstone house are made of timber-framed cast plaster panels, providing a smooth and durable finish.

Roof

The roof is constructed from timber-framed panels, timber boarding, bituminous felt, and copper sheets. This combination of materials ensures a weather-resistant and long-lasting roof structure.

Typical Hazards and Risks

Asbestos Insulation

One of the most significant hazards associated with the Kingstone house is the use of asbestos insulation. Asbestos was commonly used in the mid-20th century for its fire-resistant properties. However, it is now known to pose serious health risks, including lung cancer and asbestosis. When inspecting a Kingstone house, it is crucial to identify and assess any asbestos-containing materials.

Structural Integrity

The use of PRC panels and steel diaphragms in the construction of the Kingstone house can pose risks to structural integrity over time. These materials can deteriorate, leading to potential structural failures. Regular inspections and maintenance are essential to ensure the long-term stability of the property.

Moisture Ingress

The open-jointed design of the external walls can allow moisture to penetrate the structure, leading to dampness and mould growth. Proper sealing and maintenance of the joints are necessary to prevent moisture ingress.

Thermal Insulation

While the original design of the Kingstone house included thermal insulation, the materials used may no longer meet modern energy efficiency standards. Upgrading the insulation can improve the property’s energy performance and reduce heating costs.

Defective Premises Act

The Kingstone house is not classified as defective under the Defective Premises Act. However, due to the age and construction methods used, it is essential to conduct thorough inspections and assessments to identify any potential issues. Regular maintenance and upgrades can help ensure the property remains safe and habitable.

Inspection Guide for Surveyors

Pre-Inspection Preparation

Before conducting an inspection of a Kingstone house, it is essential to gather all relevant information about the property. This includes historical records, previous inspection reports, and any known issues. Familiarising yourself with the construction methods and materials used in the Kingstone house will help you identify potential problems more effectively.

External Inspection

Roof

Begin the external inspection by examining the roof. Look for signs of wear and tear, such as missing or damaged copper sheets, and check for any signs of water ingress. Pay particular attention to the gable apex, where asbestos cement sheets are used.

Walls

Inspect the external walls for any signs of cracking, spalling, or other damage. Check the open joints for proper sealing and look for any signs of moisture ingress. Assess the condition of the exposed aggregate-faced PRC panels and the steel rods supporting them.

Foundation

Examine the foundation for any signs of settlement or movement. Check the condition of the concrete slab and underbuilding, and ensure the Damp Proof Course (DPC) is intact and functioning correctly.

Internal Inspection

Asbestos

Identify and assess any asbestos-containing materials within the property. This includes the sprayed asbestos insulation on the inner face of the sheet steel diaphragm. If asbestos is present, recommend appropriate remediation measures to ensure the safety of the occupants.

Structural Elements

Inspect the PSC frame panels, steel diaphragm, and timber framing for any signs of deterioration or damage. Check for any signs of corrosion in the steel elements and assess the condition of the cast plaster panels.

Floors and Ceilings

Examine the timber boarding on the ground and first floors for any signs of wear or damage. Check the condition of the timber-framed cast plaster panels used for the ceilings.

Moisture and Dampness

Look for any signs of moisture ingress or dampness within the property. This includes checking for mould growth, water stains, and musty odours. Assess the condition of the cavity walls and ensure proper ventilation is in place to prevent moisture build-up.

Utilities and Services

Electrical System

Inspect the electrical system for any signs of wear or outdated components. Ensure the system meets current safety standards and recommend any necessary upgrades.

Plumbing and Heating

Examine the plumbing and heating systems for any signs of leaks, corrosion, or other issues. Check the condition of the pipes, radiators, and boiler, and ensure the systems are functioning correctly.

Insulation and Energy Efficiency

Assess the property’s insulation and energy efficiency. Check the condition of the existing insulation materials and recommend any necessary upgrades to improve energy performance.

Typical Defects and Maintenance Tips

Common Defects

Asbestos-Related Issues

As previously mentioned, asbestos insulation is a significant concern in Kingstone houses. Over time, asbestos-containing materials can deteriorate, releasing harmful fibres into the air. Regular inspections and proper maintenance are essential to manage this risk.

Structural Deterioration

The PRC panels and steel diaphragms used in the construction of Kingstone houses can deteriorate over time. This can lead to structural issues, such as cracking, spalling, and corrosion. Regular inspections and timely repairs are crucial to maintaining the structural integrity of the property.

Moisture and Dampness

Moisture ingress is a common issue in Kingstone houses due to the open-jointed design of the external walls. This can lead to dampness, mould growth, and other related problems. Proper sealing of the joints and regular maintenance can help prevent moisture ingress.

Energy Efficiency

The original insulation materials used in Kingstone houses may no longer meet modern energy efficiency standards. Upgrading the insulation can improve the property’s energy performance and reduce heating costs.

Maintenance Tips

Asbestos Management

If asbestos-containing materials are present in the property, it is essential to manage them properly. This includes regular inspections, proper maintenance, and, if necessary, professional remediation. Always follow safety guidelines and regulations when dealing with asbestos.

Structural Repairs

Address any signs of structural deterioration promptly to prevent further damage. This includes repairing cracks, spalling, and corrosion in the PRC panels and steel diaphragms. Regular inspections can help identify issues early and ensure timely repairs.

Moisture Control

Prevent moisture ingress by properly sealing the open joints in the external walls. Ensure proper ventilation within the property to reduce the risk of dampness and mould growth. Regularly inspect and maintain the Damp Proof Course (DPC) to prevent rising damp.

Insulation Upgrades

Consider upgrading the insulation in the property to improve energy efficiency. This can include adding new insulation materials to the walls, floors, and roof. Upgrading the insulation can help reduce heating costs and improve the overall comfort of the property.

Conclusion

The Kingstone house, with its unique post-war construction and historical significance, offers a fascinating glimpse into the UK’s housing history. While these properties come with their own set of challenges, including asbestos insulation and potential structural issues, they can be a valuable investment with proper maintenance and care.

When considering the purchase of a Kingstone house, it is essential to conduct thorough inspections and assessments to identify any potential issues. Regular maintenance and timely repairs can help ensure the property remains safe and habitable 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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