The Birmingham Corporation house, a unique and historically significant property type, offers a fascinating glimpse into post-war British architecture. Designed by the Birmingham Corporation and manufactured by Hills Patent Glazing Ltd, these homes were constructed in 1945. Although only two were built, their distinctive features and construction methods make them a noteworthy subject for home buyers, investors, and surveyors alike. This article delves into the various aspects of the Birmingham Corporation house, from its construction and typical characteristics to potential hazards and inspection tips.

Historical Context and Manufacturers

The Birmingham Corporation house emerged in the immediate aftermath of World War II, a period marked by a desperate need for housing. The war had left many homes destroyed, and the government sought quick and efficient solutions to address the housing crisis. Enter Hills Patent Glazing Ltd, a company known for its innovative construction techniques. Collaborating with the Birmingham Corporation, they designed and built these homes to provide affordable and durable housing.

Period Built and Number Constructed

Constructed in 1945, the Birmingham Corporation house represents a specific moment in British architectural history. Only two of these houses were built, making them rare and unique. Their limited number adds to their historical and architectural significance, making them a point of interest for property enthusiasts and historians.

Alternative Names

These houses are also known as “Hills” houses, named after the manufacturer, Hills Patent Glazing Ltd. This alternative name is often used in historical documents and references, so it’s essential to be aware of it when researching or discussing these properties.

Identification Characteristics

Identifying a Birmingham Corporation house involves looking for several distinctive features. These homes are typically two-storey semi-detached houses with a steep pitch gable roof. The roof is usually covered with interlocking concrete tiles or profiled asbestos cement sheets. Generous overhanging eaves and verges are another hallmark of these properties.

External Walls

The external walls of Birmingham Corporation houses are either entirely brick or feature a PRC (Precast Reinforced Concrete) band course at the first-floor level. This band course extends to form a canopy over the front door and the roof of the bay window. In some variants, the external walls are made of horizontal profiled asbestos cement sheets.

Door and Window Surrounds

The door and window surrounds are typically made of galvanised steel, adding to the durability and distinctive appearance of these homes. These features are crucial for identifying a Birmingham Corporation house and understanding its construction.

Typical Construction

Understanding the construction of a Birmingham Corporation house is essential for anyone considering purchasing or investing in one. These homes were built using innovative techniques and materials that were advanced for their time.

Substructure

The substructure consists of concrete strip footings and brick under-building. A damp-proof course (DPC) is also present to prevent moisture from rising through the structure.

Frame

The frame of the house is made up of 21 lattice steel stanchions, with three single-storey stanchions supported by a bay window lattice beam. The frame also includes a mock joist formed by two rolled steel angles (RSAs) and flat steel plates, six lattice floor support beams, two double RSAs forming a channel, and two RSA perimeter ties. Additionally, the frame features a mock truss and six lattice roof trusses, along with PSA and rod bracings.

Protective Coating

To protect the steel frame from corrosion, it is coated with two layers of hot bitumen. This protective coating is crucial for the longevity and durability of the structure.

External Walls

The external walls are constructed using a brick and block cavity wall system. The steel frame is isolated from the brick by bituminous felt strips. The PRC band course at the first-floor level and galvanised PS door and window surrounds are also key features of the external walls.

Separating Wall and Partitions

The separating wall between the semi-detached houses is a block cavity wall. Internal partitions include a 9-inch brick spine partition and 3-inch block partitions for the remainder of the house.

Floors

The ground floor is made of concrete, while the first floor features tongue-and-groove (T&G) boarding on timber joists. Woodwool fibre insulation quilt is used in the floor void to provide thermal insulation.

Ceilings

The ceilings are made of fibreboard, a common material used in post-war construction for its affordability and ease of installation.

Roof

The roof structure includes timber purlins, lightweight PRC slabs, and interlocking concrete tiles. Pre-formed galvanised metal soffit, fascia, and bargeboard complete the roof construction.

Typical Hazards and Risks

While Birmingham Corporation houses were innovative for their time, they come with certain hazards and risks that potential buyers and investors should be aware of.

Superficial Corrosion

One of the most common issues is the superficial corrosion of steelwork, particularly at the stanchion bases. This corrosion can weaken the structural integrity of the house if not addressed promptly.

Deterioration of PRC Band Course

The PRC band course, especially over the bay window, is prone to deterioration. This can lead to structural issues and may require significant repairs.

Defective Flashings

Flashings around the chimney are often found to be defective, leading to potential water ingress and associated damage.

Minor Corrosion of Galvanised Steel Window Frames

While the galvanised steel window frames are generally durable, they can suffer from minor corrosion over time. Regular maintenance is essential to prevent this from becoming a more significant issue.

Defective Premises Act

The Defective Premises Act 1972 aims to ensure that properties are built to a reasonable standard and are safe for occupation. Birmingham Corporation houses are not specifically listed as defective under this act. However, given their age and the materials used in their construction, they may require careful inspection and maintenance to ensure they meet modern safety standards.

Inspection Tips for Surveyors

When inspecting a Birmingham Corporation house, surveyors should pay close attention to several key areas to identify potential issues and ensure the property is in good condition.

Check for Corrosion

Inspect the steelwork, particularly at the stanchion bases, for any signs of superficial corrosion. This is a common issue and can affect the structural integrity of the house if not addressed.

Examine the PRC Band Course

Look for any signs of deterioration in the PRC band course, especially over the bay window. This area is prone to damage and may require repairs.

Inspect Flashings

Check the flashings around the chimney for any defects. Defective flashings can lead to water ingress and associated damage, so it’s essential to ensure they are in good condition.

Assess Window Frames

Examine the galvanised steel window frames for any signs of minor corrosion. Regular maintenance can prevent this from becoming a more significant issue.

Evaluate the Roof

Inspect the roof for any signs of damage or wear, particularly the interlocking concrete tiles or profiled asbestos cement sheets. Ensure the pre-formed galvanised metal soffit, fascia, and bargeboard are in good condition.

Typical Defects Common in Birmingham Corporation Houses

Understanding the typical defects common in Birmingham Corporation houses can help buyers and investors make informed decisions and plan for necessary repairs and maintenance.

Superficial Corrosion of Steelwork

As mentioned earlier, superficial corrosion of steelwork, particularly at the stanchion bases, is a common issue. Regular inspections and maintenance can help mitigate this problem.

Deterioration of PRC Band Course

The PRC band course, especially over the bay window, is prone to deterioration. This can lead to structural issues and may require significant repairs.

Defective Flashings

Flashings around the chimney are often found to be defective, leading to potential water ingress and associated damage. Regular inspections and maintenance can help prevent this issue.

Minor Corrosion of Galvanised Steel Window Frames

While the galvanised steel window frames are generally durable, they can suffer from minor corrosion over time. Regular maintenance is essential to prevent this from becoming a more significant issue.

Variants of Birmingham Corporation Houses

While the standard Birmingham Corporation house has specific characteristics, there are some variants that potential buyers and investors should be aware of.

External Walls

In some variants, the external walls are made of profiled asbestos cement sheets, cavity, and clinker concrete block. This construction method was used to provide additional insulation and durability.

Partitions

Some variants feature clinker concrete block partitions instead of the standard 3-inch block partitions. This can affect the overall structural integrity and insulation properties of the house.

Floors

Lightweight PRC floor slabs are used in some variants, providing a different structural and thermal performance compared to the standard concrete ground floor and T&G boarding on timber joists for the first floor.

Staircase

In some variants, the staircase is made of PRC, offering a different aesthetic and structural performance compared to traditional timber staircases.

Roof Cover

Some variants feature a roof cover made of profiled asbestos cement sheets instead of interlocking concrete tiles. This can affect the overall durability and maintenance requirements of the roof.

Conclusion

The Birmingham Corporation house, with its unique construction and historical significance, offers a fascinating opportunity for home buyers and investors. Understanding the typical characteristics, construction methods, and potential hazards of these properties is essential for making informed decisions. Regular inspections and maintenance are crucial to ensure the longevity and safety of these homes.

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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