The Origins and History of Facta Houses

The Facta house, a distinctive type of system-built property, emerged during a period of rapid housing development in the UK. Constructed between 1967 and 1972, these homes were the brainchild of Modern Building (Wales) Ltd, a company known for its innovative approach to residential construction. During this five-year span, approximately 1,700 Facta houses were built, primarily in Wales and other parts of the UK. These properties were designed to address the post-war housing shortage, offering a quick and cost-effective solution to meet the growing demand for affordable homes.

Design and Construction Characteristics

Facta houses are easily identifiable by their unique architectural features. Typically, these are two-storey terraced houses with a shallow pitch gable roof covered with tiles. The external walls are often rendered throughout, or feature a combination of render and horizontal timber or metal boarded panels. Some variations include brick gable walls, adding a touch of traditional aesthetics to the modern design. A single-storey flat-roofed entrance lobby is another characteristic feature of these homes.

The construction of Facta houses involves a platform frame construction method. Storey-height timber frame panels are sheathed externally with plywood, overlaid with building paper, and directly clad with render on expanded metal mesh. This method provides a robust structure while allowing for quick assembly. The internal walls are typically timber frame cavity walls, backed with plywood and lined with plasterboard, ensuring adequate insulation and soundproofing.

Potential Hazards and Risks

While Facta houses were innovative for their time, they are not without their challenges. One of the primary concerns is the potential for structural defects, which can pose significant risks to homeowners. Common issues include a sag in the roof ridge, often due to a lack of nails at rafter and diagonal bracing intersections. Loose fixings to horizontal metal cladding and corrosion of metal staples fixing render to expanded metal mesh are also prevalent problems. Additionally, the corrosion of foil-backing to plasterboard linings can lead to compromised insulation and increased energy costs.

These properties are not classified as defective under the Defective Premises Act, but they do require careful inspection and maintenance to ensure their longevity and safety. Homebuyers and investors should be aware of these potential hazards and take proactive measures to address them.

Inspecting a Facta House: A Step-by-Step Guide

When inspecting a Facta house, it is crucial to conduct a thorough assessment to identify any existing or potential issues. Here is a step-by-step guide to help you navigate the inspection process:

1. Roof Inspection: Begin by examining the roof for any signs of sagging or damage. Check the ridge for any noticeable dips and inspect the intersections of rafters and diagonal bracing for missing nails or loose connections.

2. External Walls: Inspect the render and cladding for signs of corrosion or loose fixings. Pay particular attention to the metal staples fixing the render to the expanded metal mesh, as these are prone to rust.

3. Internal Walls: Check the condition of the plasterboard linings, looking for any signs of corrosion or damage to the foil-backing. This can indicate potential insulation issues.

4. Structural Integrity: Assess the overall structural integrity of the property, paying attention to any signs of movement or settlement. Look for cracks in the walls or ceilings, which may indicate underlying structural problems.

5. Insulation and Ventilation: Evaluate the insulation and ventilation systems to ensure they are functioning effectively. Poor insulation can lead to increased energy costs, while inadequate ventilation can result in damp and mould issues.

6. Utilities and Services: Inspect the plumbing, electrical, and heating systems to ensure they are in good working order. Check for any signs of leaks, faulty wiring, or inefficient heating.

Typical Construction Details

Understanding the construction details of Facta houses can provide valuable insights into their maintenance and potential issues. Here are some key aspects to consider:

• Substructure: Facta houses are built on concrete strip footings with a brick under-building and a damp-proof course (DPC) to prevent moisture ingress.

• External Walls: The platform frame construction features storey-height timber frame panels sheathed externally with plywood and clad with render on expanded metal mesh. Horizontal timber boarding is often used above the first floor level.

• Separating Walls: These are typically timber frame cavity walls, backed with plywood and lined with plasterboard. A polyethylene vapour control layer and mineral fibre insulation are used to enhance thermal performance.

• Partitions: Internal partitions are constructed using timber studs lined with plasterboard, providing a lightweight yet sturdy structure.

• Floors: The ground floor is usually concrete, while the first floor consists of plywood on timber joists. This combination offers durability and stability.

• Ceilings: Plasterboard ceilings are standard, providing a smooth finish and additional insulation.

• Roof: The roof is constructed using timber trusses, bituminous felt, and tiles, with mineral fibre insulation at ceiling level to improve energy efficiency.

Common Defects in Facta Houses

Despite their innovative design, Facta houses are susceptible to certain defects. Being aware of these issues can help homeowners and investors make informed decisions:

• Roof Sagging: As mentioned earlier, a sag in the roof ridge is a common problem, often due to inadequate nailing at critical intersections.

• Corrosion: Metal components, such as staples and cladding fixings, are prone to corrosion, which can compromise the structural integrity of the property.

• Insulation Issues: Corrosion of foil-backing to plasterboard linings can lead to reduced insulation performance, resulting in higher energy costs.

• Render Cracking: The render on external walls may develop cracks over time, allowing moisture to penetrate and cause further damage.

• Structural Movement: Signs of movement or settlement, such as cracks in walls or ceilings, may indicate underlying structural issues that require attention.

Variants and Modifications

Over the years, some Facta houses have undergone modifications to address specific issues or improve their performance. These variants may include:

• Timber Frame External Wall Panels: Some properties feature timber frame external wall panels sheathed externally with fibreboard, providing an alternative to the standard plywood sheathing.

• Vapour Control Layers: In some cases, a polyethylene vapour control layer is added at the upper storey ceiling level to enhance moisture resistance.

• Cladding Variations: Horizontal metal boarding or metal boarded feature panels may be used on the upper storey front and rear external walls, offering a different aesthetic and potentially improved durability.

• Gable Wall Cladding: Some gable walls are separately clad with brick, providing additional protection and a more traditional appearance.

Conclusion

Facta houses represent a unique chapter in the history of UK residential construction. While they offer a cost-effective and efficient solution to housing needs, they also present certain challenges that require careful consideration. By understanding the typical characteristics, potential hazards, and common defects associated with these properties, homebuyers and investors can make informed decisions and take proactive measures to ensure the safety and longevity 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.

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