The Origins and History of the Rowcon Type I House

The Rowcon Type I house, a distinctive architectural style, emerged during the post-war era in the UK. Manufactured by Rowlinson Construction Ltd, these homes were built between 1961 and 1970. During this period, approximately 1,700 units were constructed, primarily in urban and suburban areas. The Rowcon Type I house is also known by its alternative name, Rowcon, and is a testament to the innovative building techniques of its time.

Design and Construction Characteristics

The Rowcon Type I house is a two-storey terraced property, easily identifiable by its medium pitch gable roof, which is typically covered with tiles or, in some cases, a flat roof with bituminous felt. The front and rear external walls are often clad in painted plywood or horizontal timber boarding, with brick piers at the separating walls. The gable walls are constructed from brick or concrete blocks, which are returned around the corners for added stability. Some variations of these houses feature concrete block piers at the separating walls.

Structural Components and Materials

The construction of the Rowcon Type I house is based on a platform frame system. The substructure consists of concrete strip footings and reinforced concrete (RC) perimeter beams, with a damp-proof course (DPC) to prevent moisture ingress. The external walls are built using storey-height timber frame panels, based on a 24-inch horizontal module. These panels are overlaid with bituminous paper and clad with painted plywood on the front and rear walls, while the gable walls are clad with brick.

The separating walls are timber frame cavity walls, backed with fibreboard and lined with foil-backed plasterboard. The cavity is filled with no-fines concrete, providing both structural support and insulation. Internal partitions are constructed from timber studs lined with plasterboard. The ground floor is typically made of concrete, while the upper floors consist of plywood on timber joists. Ceilings are finished with plasterboard.

The roof structure comprises timber trusses, covered with bituminous felt and tiles. In some variants, the gable wall and separating wall piers are made of concrete blocks, and there may be no mineral fibre insulation between the external wall timber frame studs at the first-floor level. Additionally, some houses feature a flat roof with timber joists, strawboard decking, and bituminous felt.

Typical Hazards and Risks

While the Rowcon Type I house represents a significant advancement in post-war housing, it is not without its challenges. One of the primary concerns is the localised wetting of the bottom rail of timber frames and adjacent cladding, which can lead to decay over time. This issue is often exacerbated by the absence of a breather membrane in the external wall timber frame panels, which can trap moisture and accelerate deterioration.

Another common problem is the localised decay of door and window frames, which can compromise the structural integrity and energy efficiency of the property. Voids in the concrete fill of the separating wall can also pose a risk, as they may reduce the wall’s effectiveness in providing sound and thermal insulation.

Defective Premises Act Considerations

The Rowcon Type I house is not classified as defective under the Defective Premises Act. However, potential buyers and investors should be aware of the typical defects associated with this property type and take appropriate measures to address them. Regular maintenance and inspections are crucial to ensuring the longevity and safety of these homes.

Inspection Tips for Surveyors

When inspecting a Rowcon Type I house, surveyors should pay close attention to several key areas. First, examine the bottom rail of the timber frames and adjacent cladding for signs of moisture ingress and decay. Check the condition of door and window frames, as these are common areas for deterioration.

Inspect the separating walls for any voids in the concrete fill, as these can impact the wall’s performance. Additionally, assess the presence and condition of insulation materials, particularly in the external wall timber frame studs at the first-floor level.

Finally, evaluate the roof structure, paying attention to the condition of the bituminous felt and tiles. In houses with flat roofs, check the integrity of the strawboard decking and bituminous felt.

Maintenance and Repair Strategies

To maintain the structural integrity and performance of a Rowcon Type I house, regular maintenance and timely repairs are essential. Addressing moisture ingress is a top priority, as it can lead to decay and compromise the building’s structural components. Installing a breather membrane in the external wall timber frame panels can help mitigate this issue by allowing moisture to escape.

Repairing or replacing decayed door and window frames is crucial for maintaining the property’s energy efficiency and security. When addressing voids in the concrete fill of separating walls, consider using modern materials and techniques to enhance the wall’s sound and thermal insulation properties.

For roofs, regular inspections and maintenance are necessary to prevent leaks and water damage. In the case of flat roofs, ensure that the strawboard decking and bituminous felt are in good condition and replace them as needed.

Energy Efficiency and Sustainability Considerations

Improving the energy efficiency of a Rowcon Type I house can significantly reduce energy costs and enhance comfort. Upgrading insulation materials, particularly in the external wall timber frame studs, can improve thermal performance. Installing double-glazed windows and doors can also enhance energy efficiency and reduce heat loss.

Incorporating sustainable building practices, such as using eco-friendly materials and renewable energy sources, can further enhance the property’s environmental performance. Solar panels, for example, can provide a renewable source of energy and reduce reliance on fossil fuels.

Legal and Financial Considerations

When purchasing a Rowcon Type I house, it is essential to consider the legal and financial implications. Conducting a thorough survey and obtaining a detailed report on the property’s condition can help identify potential issues and inform negotiations with the seller.

Financing a Rowcon Type I house may require specialised mortgage products, as some lenders may be cautious about lending on non-standard construction properties. Working with a mortgage broker experienced in this area can help identify suitable financing options.

Conclusion

The Rowcon Type I house is a unique and historically significant property type that offers both opportunities and challenges for home buyers and investors. Understanding the construction characteristics, typical hazards, and maintenance requirements is crucial for making informed decisions and ensuring the property’s long-term performance.

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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