Overview of the AGB Modular 6 House

The AGB Modular 6 house, a product of the mid-20th century, represents a unique chapter in the history of British housing. Manufactured in 1965, this property type was a collaborative effort by Modular New Homes Ltd, A.G.B G Group, and Dudley Coles Ltd. Designed by G R Vaughan Ellis and Brian L Godfrey, only 50 units were built, making them a rare find in today’s property market. These homes, also known as Dudley Coles Modular 6 or simply Modular Housing, are typically found as bungalows and two-storey terraced houses.

Identifying Characteristics

Roof

The AGB Modular 6 houses feature a medium pitch gable roof covered with interlocking concrete tiles or a flat roof covered with bituminous felt. The choice of roofing material was influenced by the need for durability and ease of maintenance.

Walls

The front and rear external walls consist of timber frame infill panels clad with various materials, including horizontal or vertical profiled plastics-coated steel sheets, asbestos cement sheets, plastics boarding, or tile hanging. The gable wall is typically clad with horizontally profiled steel sheets or rendered to eaves level, with vertically profiled steel sheets or asbestos cement sheets at the apex.

Extensions

Terraced houses in this category often have a single-storey flat roof porch and store extension at the front and rear elevations, adding to their distinctive appearance.

Construction Details

Substructure

The substructure of the AGB Modular 6 house includes concrete pads below stanchions and a concrete slab thickened around the perimeter. A damp-proof course (DPC) is also present to prevent moisture ingress.

Frame

The frame comprises 5 RS hollow box stanchions (1 for single-storey), 2 RSC perimeter ties, 1 RSJ floor support beam, 2 braced RS box spandrel beams, 2 storey height braced RS hollow box spandrel beams, and 2 RSJ perimeter beams. The frame is protected with a zinc paint coating to prevent corrosion.

External Walls

The external walls are made of storey-height timber frame infill panels clad with profiled plastics-coated steel sheets over building paper, asbestos cement sheets, and plastics boarding. The gable apex is clad with vertically profiled plastics-coated steel sheets, and steel cover strips are used at corners and separating walls.

Separating Wall

The separating wall is a timber frame panel cavity wall lined with laminated plasterboard and insulated with a mineral wool insulation quilt.

Partitions

Internal partitions are timber stud walls lined with plasterboard.

Floors

The ground floor is concrete, while the first floor consists of timber joists and chipboard.

Ceilings

Ceilings are made of plasterboard.

Roof

The roof structure includes timber trusses, bituminous felt, and interlocking concrete tiles, with a mineral wool insulation quilt at ceiling level.

Typical Hazards and Risks

Corrosion

One of the primary concerns with the AGB Modular 6 house is the moderate corrosion of the frame throughout the structure. This issue is particularly prevalent in properties that have not been adequately maintained or protected from moisture.

Asbestos

The use of asbestos cement sheets in the construction poses a significant health risk. Asbestos, when disturbed, can release harmful fibres into the air, leading to serious respiratory issues. It is crucial to have a professional surveyor assess the presence and condition of asbestos in these properties.

Structural Integrity

Given the age of these properties, structural integrity can be a concern. The timber frame and other structural elements may have deteriorated over time, leading to potential safety hazards.

Defective Premises Act

The AGB Modular 6 house is not classed as defective under the Defective Premises Act. However, due to the potential hazards and risks associated with its construction, it is essential to conduct a thorough survey before purchasing or investing in such a property.

Inspection Guide for Surveyors

External Inspection

1. Roof: Check for signs of wear and tear on the interlocking concrete tiles or bituminous felt. Look for any missing or damaged tiles and inspect the condition of the roof trusses.
2. Walls: Examine the cladding materials for signs of corrosion, damage, or deterioration. Pay particular attention to the asbestos cement sheets and ensure they are in good condition.
3. Extensions: Inspect the single-storey flat roof porch and store extension for any signs of water ingress or structural issues.

Internal Inspection

1. Frame: Assess the condition of the RS hollow box stanchions, RSC perimeter ties, RSJ floor support beam, and other structural elements. Look for signs of corrosion or damage.
2. Walls: Check the timber frame infill panels and laminated plasterboard for any signs of moisture damage or deterioration.
3. Partitions: Inspect the timber stud walls and plasterboard for any signs of damage or wear.
4. Floors: Examine the concrete ground floor and timber joists and chipboard on the first floor for any signs of structural issues.
5. Ceilings: Check the plasterboard ceilings for any signs of sagging or damage.
6. Roof: Inspect the timber trusses, bituminous felt, and interlocking concrete tiles for any signs of wear and tear. Ensure the mineral wool insulation quilt is in good condition.

Typical Defects

Corrosion

As mentioned earlier, moderate corrosion of the frame is a common issue with the AGB Modular 6 house. This can compromise the structural integrity of the property and should be addressed promptly.

Asbestos

The presence of asbestos cement sheets is a significant concern. It is essential to have a professional surveyor assess the condition of the asbestos and recommend appropriate remediation measures.

Moisture Ingress

Due to the age of these properties, moisture ingress can be a common issue. This can lead to dampness, mould growth, and deterioration of the timber frame and other structural elements.

Structural Deterioration

Over time, the timber frame and other structural elements may deteriorate, leading to potential safety hazards. Regular maintenance and inspections are crucial to ensure the structural integrity of the property.

Variants

Concrete Strip Footings

Some variants of the AGB Modular 6 house feature concrete strip footings along the gable wall, providing additional structural support.

External Wall Cladding

The external walls of some variants are clad with tile hanging or plastic boarding, offering a different aesthetic and potentially improved durability.

Gable Wall

In some variants, the gable wall is constructed of rendered block to eaves level with asbestos cement sheets above, providing additional structural support and insulation.

Separating Wall

In the roof space, the separating wall in some variants is lined with asbestos cement sheets, offering additional fire resistance and insulation.

Flat Roof

Some variants feature a flat roof constructed of timber joists, chipboard, and bituminous felt, providing a different aesthetic and potentially improved durability.

Conclusion

The AGB Modular 6 house, with its unique construction and design, represents a significant chapter in the history of British housing. While these properties offer a distinctive aesthetic and potential investment opportunities, they also come with certain risks and hazards. It is crucial to conduct a thorough survey and assessment before purchasing or investing in an AGB Modular 6 house.

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.