Rowcon Type II Houses: A Comprehensive Guide for Home Buyers and Investors
Understanding the Rowcon Type II House
The Rowcon Type II house, a product of the post-war housing boom in the UK, represents a unique chapter in the history of British residential architecture. These homes, constructed between 1966 and 1970, were part of a broader movement to address housing shortages through innovative building techniques. As a prospective homebuyer or investor, understanding the intricacies of these properties is crucial for making informed decisions.
Historical Context and Manufacturing Details
The Rowcon Type II houses were manufactured by Rowlinson Construction Ltd, a company known for its pioneering approach to system-built homes. Designed by K H Edmonson, these houses were part of a larger effort to quickly and efficiently provide housing in the wake of World War II. Approximately 1,700 of these homes were built during their production period, primarily located in urban and suburban areas across the UK.
Architectural Characteristics
Rowcon Type II houses are easily identifiable by their distinct architectural features. These two-storey terraced houses boast a monopitch roof covered with tiles, a design choice that was both practical and aesthetically pleasing. The front and rear external walls are constructed of brick, with horizontal timber boarded panels above doors. Additionally, two-storey feature panels with aggregate render are situated below windows, and tile hanging is present at the gable apex. The gable wall is typically brick throughout or extends to the upper storey window head level with tile hanging above.
Construction Details
The construction of Rowcon Type II houses reflects the innovative building techniques of the time. The substructure consists of concrete strip footings and reinforced concrete perimeter beams, providing a solid foundation. The external walls employ a platform frame construction, utilizing storey-height timber frame panels overlaid with a bituminous breather membrane. These panels are separately clad with brick and tile hanging on timber battens above the upper storey window head level. The front and rear walls feature two-storey panels directly clad with horizontal timber boarding above doors and aggregate rendered plywood.
The separating wall is a timber frame cavity wall backed with fibreboard and lined with plasterboard to eaves level. A 4-inch cavity filled with no-fines concrete provides additional insulation and structural integrity. Internal partitions are constructed with timber studs lined with plasterboard. The ground floor is made of concrete, while the upper floors consist of plywood on timber joists. Ceilings are finished with plasterboard, and the roof is supported by timber trusses, covered with bituminous felt and tiles, and insulated with mineral fibre at ceiling level.
Potential Hazards and Risks
While Rowcon Type II houses offer unique architectural and historical value, they also present certain hazards and risks that prospective buyers should be aware of. One common issue is the localised decay of timber window frames, which can lead to drafts and water ingress if not properly maintained. Additionally, a lack of fire stopping in the external wall cavity at separating walls poses a potential fire hazard. Voids in the concrete fill of separating walls can also compromise the structural integrity of the property.
Defective Premises Act Considerations
Under the Defective Premises Act, properties must be constructed in a manner that ensures they are fit for habitation. While Rowcon Type II houses are not inherently classified as defective, the aforementioned hazards and risks should be carefully evaluated during the purchasing process. Engaging a qualified surveyor to conduct a thorough inspection can help identify any potential issues and ensure compliance with the Act.
Inspection Tips for Rowcon Type II Houses
When inspecting a Rowcon Type II house, there are several key areas to focus on to ensure the property is in good condition:
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Timber Window Frames: Check for signs of decay, such as rot or soft spots, which can indicate water damage. Ensure that frames are properly sealed to prevent drafts and moisture ingress.
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Fire Stopping: Inspect the external wall cavity at separating walls for adequate fire stopping measures. This is crucial for preventing the spread of fire between properties.
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Concrete Fill in Separating Walls: Look for any voids or gaps in the concrete fill, as these can compromise the structural integrity of the wall. Addressing these issues promptly can prevent further damage.
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Roof and Insulation: Examine the roof for missing or damaged tiles, as well as the condition of the bituminous felt. Ensure that the mineral fibre insulation is intact and provides adequate thermal protection.
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External Cladding: Assess the condition of the brick and tile cladding, as well as the horizontal timber boarding and aggregate rendered panels. Look for signs of wear, such as cracks or loose tiles, which may require repair.
Common Defects in Rowcon Type II Houses
Despite their innovative design, Rowcon Type II houses are susceptible to certain defects that can affect their longevity and livability. Some of the most common issues include:
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Timber Decay: As previously mentioned, timber window frames are prone to decay, particularly in areas exposed to moisture. Regular maintenance and timely repairs can mitigate this risk.
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Insufficient Fire Stopping: The lack of fire stopping in external wall cavities is a significant concern, as it can facilitate the spread of fire between properties. Retrofitting fire stopping measures can enhance safety.
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Concrete Voids: Voids in the concrete fill of separating walls can weaken the structure and lead to potential collapse. Addressing these voids through professional repair is essential for maintaining structural integrity.
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Roofing Issues: The monopitch roof design, while aesthetically pleasing, can be prone to leaks if not properly maintained. Regular inspections and repairs can prevent water damage and extend the roof’s lifespan.
Variants and Adaptations
Over the years, some Rowcon Type II houses have undergone adaptations to address their inherent defects and improve their functionality. One common variant involves the use of plywood backing in the timber frame cavity separating wall, which can enhance structural stability and insulation. Additionally, some homeowners have opted to replace or reinforce timber window frames with more durable materials, such as uPVC, to reduce maintenance requirements and improve energy efficiency.
Conclusion
Rowcon Type II houses represent a unique blend of historical significance and architectural innovation. While they offer distinct advantages, such as efficient construction and aesthetic appeal, they also present certain challenges that prospective buyers and investors must consider. By understanding the construction details, potential hazards, and common defects associated with these properties, you can make informed decisions and ensure a successful 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.