Kier BDC Houses: A Comprehensive Guide for UK Home Buyers and Investors

Understanding the Kier BDC House

The Kier BDC house, a notable example of system-built properties in the UK, emerged during the 1960s. These homes were primarily constructed by Kier Ltd, with designs crafted by Hughes Lomax and Adutt. As an expert surveyor, I aim to provide a detailed exploration of these properties, offering insights into their construction, typical characteristics, and potential risks. This guide will serve as a valuable resource for home buyers and investors considering Kier BDC houses.

Historical Context and Manufacturing Details

Kier BDC houses were part of a broader movement in the 1960s to address housing shortages through innovative construction methods. The system-built approach allowed for rapid assembly and cost-effective production. Kier Ltd, a prominent construction company, spearheaded this initiative, collaborating with designers Hughes Lomax and Adutt to create these distinctive homes.

Typical Characteristics of Kier BDC Houses

Kier BDC houses are predominantly found in semi-detached and terraced configurations. They are easily identifiable by their shallow pitch gable roofs, which are typically covered with concrete tiles or bituminous felt. The external walls often feature a combination of brick and asbestos cement shingles, with variations including brick throughout the flank wall or horizontal timber boarding above and below ground floor windows.

Construction Details

• Substructure: These houses are built on a conventional concrete strip foundation with a brick plinth. The foundation includes a damp-proof course (DPC) to prevent moisture ingress.

• External Walls: The platform frame construction is a hallmark of Kier BDC houses. Storey-height timber frame panels are sheathed externally with plywood and clad with brick to the ground floor window sill level. Above this, asbestos cement shingles provide additional cladding. The walls are lined with plasterboard backed by a vapour control layer, with mineral wool insulation between the frame studs.

• Separating Walls: Timber frame cavity walls are lined with three layers of plasterboard, with mineral wool quilt insulation in the cavity. This design aims to enhance soundproofing and thermal efficiency.

• Partitions: Internal partitions are constructed using timber studs lined with plasterboard.

• Floors: The ground floor is typically concrete, while the first floor consists of boarding on timber joists.

• Ceilings: Plasterboard is used for ceilings throughout the property.

• Roof: The roof structure comprises timber rafters, bituminous felt, and interlocking concrete tiles.

Potential Hazards and Risks

While Kier BDC houses offer unique architectural features, they also present certain risks and hazards that prospective buyers should be aware of:

• Asbestos: The use of asbestos cement shingles in the construction poses a potential health risk. Asbestos is hazardous when disturbed, so any renovation or repair work should be conducted with caution and by professionals.

• Timber Frame Deterioration: Over time, timber frames can be susceptible to rot and insect infestation, particularly if moisture ingress occurs. Regular inspections and maintenance are crucial to preserving the structural integrity of the property.

• Thermal Efficiency: Although mineral wool insulation is used, the overall thermal efficiency of these homes may not meet modern standards. Upgrading insulation and implementing energy-efficient measures can enhance comfort and reduce energy costs.

Defective Premises Act Considerations

Kier BDC houses are not classified as defective under the Defective Premises Act. However, it is essential for buyers to conduct thorough inspections to identify any potential issues that may require attention. Engaging a qualified surveyor can provide peace of mind and ensure that any defects are addressed promptly.

Inspection Tips for Kier BDC Houses

When inspecting a Kier BDC house, consider the following steps to ensure a comprehensive assessment:

1. Exterior Examination: Begin by inspecting the external walls for signs of damage or deterioration. Pay particular attention to the condition of the asbestos cement shingles and any areas where moisture ingress may occur.

2. Roof Inspection: Check the roof for missing or damaged tiles, as well as any signs of water penetration. Ensure that the bituminous felt is intact and free from tears or punctures.

3. Timber Frame Assessment: Inspect the timber frame for signs of rot, insect infestation, or structural weakness. Look for any areas where moisture may have compromised the integrity of the frame.

4. Insulation and Ventilation: Evaluate the effectiveness of the insulation and ventilation systems. Consider upgrading insulation to improve thermal efficiency and reduce energy consumption.

5. Asbestos Management: If asbestos is present, ensure that it is in good condition and not disturbed. Engage a professional for any necessary removal or encapsulation work.

6. Interior Condition: Examine the interior for signs of dampness, mould, or structural issues. Check the condition of plasterboard linings and ensure that partitions are stable and secure.

Variants and Identification Characteristics

Kier BDC houses exhibit certain variants that can aid in their identification:

• External Flank Wall: Some properties feature brick throughout the external flank wall, providing a more uniform appearance.

• Front and Rear Walls: In some cases, the front and rear walls are constructed with brick to the ground floor window head level, with horizontal timber boarding above and below ground floor windows.

• Brick Pier: A brick pier at the separating wall is a common feature, contributing to the structural stability of the property.

Common Defects in Kier BDC Houses

Despite their innovative design, Kier BDC houses may exhibit certain defects over time:

• Moisture Ingress: Poorly maintained roofs and external cladding can lead to moisture ingress, resulting in dampness and potential structural damage.

• Asbestos Degradation: Asbestos cement shingles can degrade over time, posing health risks if fibres become airborne.

• Timber Frame Issues: Rot and insect infestation can compromise the structural integrity of the timber frame, necessitating repairs or replacements.

• Thermal Bridging: Inadequate insulation can lead to thermal bridging, resulting in heat loss and increased energy costs.

References and Further Reading

For those interested in further exploring the construction and assessment of Kier BDC houses, the following references provide valuable insights:

• CIBSA 1970
• NBA Certificates February 1967, August 1971
• “Timber Frame Housing 1920–1975: Inspection and Assessment” (BR 282)
• “Supplementary Guidance for Assessment of Timber-Framed Houses: Part 1 Examination” (GBG 11), Part 2 Interpretation (GBG 12)

Conclusion

Kier BDC houses represent a unique chapter in the history of UK housing, offering distinctive architectural features and construction methods. While they present certain risks and challenges, with proper inspection and maintenance, these properties can provide comfortable and affordable living spaces. As a prospective buyer or investor, understanding the intricacies of Kier BDC houses is crucial to making informed decisions.

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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