Historical Context and Background

The Livett-Cartwright house, also known as the Bell-Livet, is a notable example of post-war British architecture. Manufactured by N B Bell & Co. Ltd, these properties were constructed between 1948 and 1956. During this period, approximately 2,500 units were built, primarily in areas managed by the Leeds Corporation. These homes were part of a broader initiative to address the housing shortage following World War II, utilizing system-built methods to expedite construction and reduce costs.

Design and Construction

General Characteristics

The Livett-Cartwright houses are typically two-storey, semi-detached properties. They feature a medium pitch hipped roof, which is often covered with profiled asbestos cement sheets or interlocking concrete tiles. The external walls are constructed from storey-height exposed aggregate or plain Precast Reinforced Concrete (PRC) panels, with L-shaped corners throughout. These homes also have PS window and door surrounds, flat canopies over the doors, and a projecting band course at the first-floor window sill level. Additionally, a single-storey flat roof outhouse is usually present at the flank wall, and a metal cowl tops the chimney.

Structural Components

Substructure

The substructure of the Livett-Cartwright house includes concrete pads below the stanchions, PRC plinth units, and a concrete slab. A Damp Proof Course (DPC) is also integrated to prevent moisture ingress.

Frame

The main frame consists of nine RSJ stanchions, four RSC perimeter beams, six RSA cladding rails, one RSJ floor support beam, composite lattice floor joists, RSA purlins, RSJ hip rafters, RSA mid-hip rafters, and two RST trusses with RSA struts. The frame is protected with a red oxide primer and black bituminous paint to prevent corrosion.

External Walls

The external walls are made of exposed aggregate storey-height PRC panels, with a cavity filled with glass fibre insulation quilt. Timber frame panels lined with plasterboard complete the wall structure. The separating wall between properties is a PRC panel cavity wall with timber panels lined with plasterboard up to the eaves level.

Partitions and Floors

Internal partitions are constructed from timber studs lined with plasterboard. The ground floor is a concrete slab, while the first floor features tongue-and-groove boarding on composite lattice joists. Ceilings are typically plasterboard.

Roof

The roof structure includes timber rafters and purlins, bituminous felt, and profiled asbestos cement sheets. Some variants may have interlocking concrete tiles instead of asbestos cement sheets.

Typical Hazards and Risks

Corrosion

One of the primary concerns with Livett-Cartwright houses is the corrosion of steel components. Minor corrosion of RSJ stanchions, particularly at the bases and PRC plinth level, is common. Steel windows and PS surrounds are also prone to corrosion, which can compromise the structural integrity and aesthetic appeal of the property.

Spalling and Deterioration

Spalling of concrete PRC panels, window sills, and door canopies is another frequent issue. This occurs when the concrete surface flakes or peels away, often due to moisture ingress and freeze-thaw cycles. Additionally, the mortar joints between PRC panels can deteriorate over time, leading to gaps and potential water ingress.

Flue Pipe Corrosion

The cast iron flue pipes in these properties are susceptible to corrosion, which can pose a safety hazard if not addressed promptly. Regular inspections and maintenance are essential to mitigate this risk.

Defective Premises Act Considerations

The Livett-Cartwright house is not classified as defective under the Defective Premises Act. However, the aforementioned issues, such as corrosion and spalling, necessitate regular maintenance and inspections to ensure the property remains safe and habitable.

Inspection Guide for Surveyors

When inspecting a Livett-Cartwright house, surveyors should pay close attention to the following areas:

RSJ Stanchions

Check for signs of corrosion, particularly at the bases and PRC plinth level. Minor corrosion can be treated with appropriate protective coatings, but severe corrosion may require structural repairs.

Steel Windows and PS Surrounds

Inspect steel windows and PS surrounds for rust and corrosion. Ensure that any damaged components are repaired or replaced to maintain the property’s structural integrity and appearance.

PRC Panels

Examine the PRC panels for spalling and deterioration. Pay special attention to window sills and door canopies, as these areas are particularly vulnerable. Repair any damaged panels to prevent further deterioration.

Mortar Joints

Check the mortar joints between PRC panels for signs of deterioration. Repointing may be necessary to maintain the structural integrity and weatherproofing of the property.

Cast Iron Flue Pipes

Inspect the cast iron flue pipes for corrosion. Replace any corroded sections to ensure the safe operation of the property’s heating system.

Variants and Modifications

Some Livett-Cartwright houses may feature variations in construction, including:

• External walls of plain PRC panels with a projecting band course at the first-floor window sill level.
• Woodwool fibre insulation in the external cavity wall.
• PC window surrounds.
• In-situ concrete plinth.
• Timber first-floor joists.
• Interlocking concrete tile roof cover.
• PC chimney units.

These variants may require different inspection and maintenance approaches, so surveyors should be aware of the specific construction details of each property.

Maintenance and Repair Recommendations

Protective Coatings

Applying protective coatings to steel components can help prevent corrosion. Red oxide primer and black bituminous paint are commonly used for this purpose. Regular inspections and reapplication of coatings as needed can extend the lifespan of these components.

Concrete Repairs

Spalling and deterioration of concrete PRC panels can be addressed through concrete repair techniques. This may involve removing damaged concrete, treating any exposed steel reinforcement, and applying a suitable repair mortar.

Repointing

Deteriorated mortar joints should be repointed to maintain the structural integrity and weatherproofing of the property. Use a mortar mix that matches the original construction to ensure compatibility.

Window and Door Maintenance

Steel windows and PS surrounds should be regularly inspected and maintained to prevent corrosion. This may involve cleaning, painting, and replacing any damaged components.

Flue Pipe Replacement

Corroded cast iron flue pipes should be replaced to ensure the safe operation of the property’s heating system. Consider using modern materials that are less prone to corrosion for replacements.

Conclusion

The Livett-Cartwright house, with its distinctive post-war design and construction, remains a significant part of the UK’s architectural heritage. While these properties are not classified as defective under the Defective Premises Act, they do present certain challenges, particularly related to corrosion and concrete deterioration. Regular inspections and maintenance are essential to preserve the structural integrity and safety of these homes.

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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