Understanding the Camus House

The Camus house, a notable example of system-built properties, emerged in the 1960s as a response to the post-war housing shortage in the UK. These properties were designed to be quickly assembled using pre-fabricated components, making them a popular choice for mass housing projects. The Camus house, in particular, was manufactured by several companies, including Unit Camus Ltd, Mitchell-Camus Ltd, and Fram Higgs and Hill (Camus). The design was spearheaded by Camus (GB) Ltd, resulting in the construction of approximately 6,100 units, including both houses and flats.

Typical Locations and Characteristics

Camus houses are predominantly found in urban and suburban areas across the UK, where there was a significant demand for affordable housing during the 1960s. These properties are easily identifiable by their distinctive architectural features:

• Bungalows and 2-storey terraced houses: The Camus house design includes both single-storey bungalows and two-storey terraced houses, catering to different housing needs.
• Roof types: The roofs of these houses are either flat, covered with bituminous felt, or steeply pitched gable roofs covered with tiles.
• External walls: The external walls are constructed from storey-height pre-cast (PC) panels, which were a hallmark of the system-built approach.

Manufacturers and Designers

The Camus house was a collaborative effort involving several manufacturers and designers:

• Unit Camus Ltd
• Mitchell-Camus Ltd
• Fram Higgs and Hill (Camus)
• Designer: Camus (GB) Ltd

These companies were instrumental in the development and widespread adoption of the Camus house, leveraging their expertise in pre-fabricated construction techniques.

Construction Details

Substructure

The specific details of the substructure for Camus houses are not well-documented. However, it is generally assumed that they were built on standard concrete foundations, typical of the era.

External Walls

The external walls of Camus houses are constructed from 6-inch storey-height pre-cast insulated sandwich panels. These panels are reinforced with concrete joints containing continuity reinforcement and waterproof tape, ensuring structural integrity and weather resistance. Reinforced concrete corner posts provide additional support.

Separating Walls

Separating walls between units are made from 7-inch storey-height pre-cast insulated sandwich panels, similar to the external walls. This design ensures adequate sound insulation and fire resistance between adjoining properties.

Partitions

Internal partitions are constructed from 2.5-inch or 3-inch storey-height pre-cast panels, providing a lightweight yet sturdy solution for dividing internal spaces.

Ground Floor

The ground floor is typically made of concrete, providing a solid and durable base for the property.

First Floor

The first floor consists of timber boarding on timber battens, which are laid on polystyrene insulation and pre-cast slabs. This construction method offers a balance of strength and thermal insulation.

Ceilings

The specific details of the ceiling construction are not well-documented, but they are likely to be standard for the period, incorporating plasterboard or similar materials.

Roof

The roof construction varies depending on the design:

• Flat Roof: Made from pre-cast panels, expanded polystyrene insulation, and bituminous felt.
• Pitched Roof: Constructed with timber rafters and covered with tiles.

Typical Hazards and Risks

While the Camus house was innovative for its time, it is not without its potential hazards and risks. Some of the common issues associated with these properties include:

Structural Integrity

Over time, the pre-cast concrete panels and joints can deteriorate, leading to potential structural issues. This is particularly true if the waterproofing measures have failed, allowing moisture to penetrate the concrete and cause corrosion of the steel reinforcement.

Thermal Insulation

The original insulation materials used in Camus houses may no longer meet modern standards, leading to potential issues with energy efficiency and thermal comfort.

Asbestos

As with many properties built in the 1960s, there is a risk that asbestos-containing materials were used in the construction of Camus houses. This poses a significant health risk if disturbed during renovation or maintenance work.

Defective Premises Act

Camus houses are not specifically classified as defective under the Defective Premises Act. However, given their age and the potential for structural and material degradation, it is essential to conduct a thorough survey to identify any issues that may need addressing.

Inspection and Assessment Guide

When inspecting a Camus house, it is crucial to follow a systematic approach to identify any potential issues. Here are some key areas to focus on:

External Inspection

• Roof: Check for signs of wear and tear on the bituminous felt or tiles. Look for any evidence of water ingress or damage to the roof structure.
• Walls: Inspect the pre-cast panels for cracks, spalling, or other signs of deterioration. Pay particular attention to the joints and corner posts for any signs of movement or damage.
• Windows and Doors: Ensure that all windows and doors are in good condition and properly sealed to prevent drafts and water ingress.

Internal Inspection

• Floors: Check the condition of the concrete ground floor and the timber first floor. Look for any signs of movement, sagging, or damage.
• Walls and Partitions: Inspect the internal partitions for any signs of damage or deterioration. Ensure that they are securely fixed and free from cracks.
• Ceilings: Look for any signs of water damage or sagging in the ceilings. Check for any evidence of asbestos-containing materials.
• Insulation: Assess the condition of the insulation materials, particularly in the roof and walls. Consider upgrading to modern insulation standards if necessary.

Structural Assessment

• Concrete Durability: Refer to the BRE Digest 444 (Parts 1-3) for guidance on assessing the durability of reinforced concrete. Check for signs of carbonation and corrosion of the steel reinforcement.
• Maintenance and Repairs: Consult the BRE Report BR 254 for advice on the repair and maintenance of reinforced concrete. Ensure that any necessary repairs are carried out to a high standard.

Typical Defects in Camus Houses

Camus houses, like many system-built properties, are prone to certain defects. Here are some of the most common issues to be aware of:

Concrete Deterioration

Over time, the pre-cast concrete panels can suffer from spalling, cracking, and other forms of deterioration. This is often due to the ingress of moisture and subsequent corrosion of the steel reinforcement.

Thermal Bridging

The original design of Camus houses may result in thermal bridging, where heat is conducted through the building envelope, leading to cold spots and reduced energy efficiency.

Water Ingress

Flat roofs, in particular, are prone to water ingress if the bituminous felt becomes damaged or deteriorates. This can lead to significant damage to the roof structure and internal finishes.

Asbestos

As previously mentioned, there is a risk that asbestos-containing materials were used in the construction of Camus houses. This poses a significant health risk if disturbed.

Insulation Deficiencies

The original insulation materials used in Camus houses may no longer meet modern standards, leading to potential issues with energy efficiency and thermal comfort.

Variants of Camus Houses

While the standard design of Camus houses is well-documented, there are some variants to be aware of:

Roof Variants

Some Camus houses feature a roof constructed with timber rafters and tiles, rather than the standard pre-cast panels and bituminous felt. This variant may offer improved durability and thermal performance.

Flats

In addition to bungalows and terraced houses, the Camus system was also used for the construction of flats. These properties share many of the same characteristics and potential issues as the standard Camus houses.

Conclusion

The Camus house represents an important chapter in the history of UK housing, offering a glimpse into the innovative construction techniques of the 1960s. While these properties have their share of potential issues, a thorough inspection and assessment can help identify and address any concerns, ensuring that they remain a viable option for home buyers and investors.

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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