Historical Context and Origins

The Dagenham Special house, a unique and historically significant property type, emerged in the 1920s as part of the post-World War I housing boom in the UK. These houses were primarily constructed in Dagenham, a suburban town in East London, which was undergoing rapid development during this period. The Dagenham Special houses were designed to address the acute housing shortage and provide affordable, durable homes for working-class families.

Manufacturer and Designer

The Dagenham Special houses were manufactured by local builders under the guidance of municipal authorities. The exact names of the manufacturers have been lost to history, but the design was a collaborative effort between local government architects and engineers. The primary goal was to create a cost-effective, robust housing solution that could be quickly assembled to meet the urgent demand.

Number Built and Alternative Names

Approximately 30 Dagenham Special houses were constructed during the 1920s. These houses are sometimes referred to by alternative names, but “Dagenham Special” remains the most commonly used term. The limited number of these houses makes them a rare and intriguing find for property buyers and investors.

Identification Characteristics

Identifying a Dagenham Special house involves looking for several distinctive features:

• Two-storey terraced houses: These properties are typically arranged in rows, sharing walls with adjacent houses.
• Medium pitch hipped roof: The roofs are covered with either concrete tiles or slates, giving them a characteristic appearance.
• Rendered external walls: The external walls are rendered throughout, providing a uniform and durable finish.
• PC porch to flank wall door of end-of-terrace houses: End-of-terrace houses feature a porch on the flank wall, adding to their unique charm.
• Concrete window frames: The window frames are made of concrete, a material choice that was innovative at the time.

Construction Details

Understanding the construction details of the Dagenham Special house is crucial for potential buyers and investors. These details provide insight into the durability, maintenance requirements, and potential issues associated with these properties.

Substructure

The substructure of the Dagenham Special house consists of concrete strip footings and a brick stretcher course. Two concrete bands are used, along with a concrete slab and a damp-proof course (DPC). This robust foundation ensures the stability and longevity of the property.

External Walls

The external walls are rendered and constructed using dense aggregate concrete. The first floor level features 4-inch dense aggregate concrete, while the upper levels use 3.5-inch dense aggregate concrete. Additionally, 5-inch clinker aggregate concrete is used up to the first floor level, with 2.5-inch clinker aggregate concrete above. A vertical lapped bitumen sheet damp-proof membrane (DPM) is held in place with mild steel (MS) clips and 1.5-inch MS tubes at 6-foot centres in the clinker concrete skin. Timber wall plates are installed at the first floor and eaves levels.

Separating Wall

The separating wall between terraced houses is constructed using clinker aggregate concrete, with a brick chimney breast and stack. This design provides both structural integrity and fire resistance.

Partitions

Internal partitions are made of clinker aggregate concrete, ensuring durability and sound insulation between rooms.

Ground Floor

The ground floor is constructed using concrete, providing a solid and stable base for the property.

First Floor

The first floor features timber boarding on timber joists, supported by timber wall plates. This construction method offers flexibility and ease of maintenance.

Ceilings

The specific materials used for the ceilings in Dagenham Special houses are not well-documented. However, it is likely that traditional plaster or lath and plaster were used, consistent with construction practices of the time.

Roof

The roof is constructed using timber rafters and covered with concrete tiles. In some variants, slates are used as the roofing material. This design ensures durability and weather resistance.

Typical Hazards and Risks

While the Dagenham Special house is a robust and historically significant property type, it is essential to be aware of potential hazards and risks associated with these houses.

Vertical Cracking

One common issue is vertical cracking of the dense aggregate concrete external walls. This cracking can occur due to settlement, thermal expansion, or other structural stresses. Regular inspections and maintenance are necessary to address and mitigate this issue.

Horizontal Cracking

Horizontal cracking, particularly above the top corners of window openings, is another common problem. This type of cracking can compromise the structural integrity of the walls and should be promptly repaired.

Corrosion of Vertical MS Tubes

The vertical mild steel (MS) tubes used in the construction of the external walls are susceptible to corrosion over time. Corrosion can weaken the structural support provided by these tubes, necessitating regular inspections and potential replacement.

Defective Premises Act Considerations

The Dagenham Special house is not classed as defective under the Defective Premises Act. However, it is essential to conduct thorough inspections and address any identified issues to ensure the property remains safe and habitable.

Inspection Guide for Surveyors

When inspecting a Dagenham Special house, surveyors should follow a systematic approach to identify potential issues and assess the overall condition of the property.

External Inspection

1. Roof: Inspect the roof for any missing or damaged tiles or slates. Check for signs of water ingress or leaks.
2. Walls: Examine the external walls for vertical and horizontal cracking. Pay particular attention to the areas above window openings.
3. Windows and Doors: Check the condition of concrete window frames and doors. Look for signs of deterioration or damage.
4. Porch: For end-of-terrace houses, inspect the PC porch for structural integrity and any signs of wear.

Internal Inspection

1. Walls and Partitions: Inspect internal walls and partitions for any signs of cracking or damage. Check for dampness or mould, particularly in areas with clinker aggregate concrete.
2. Floors: Examine the ground and first floors for any signs of unevenness or damage. Check for moisture ingress in the concrete ground floor.
3. Ceilings: Inspect the ceilings for any signs of sagging, cracking, or water damage.
4. Roof Structure: Access the loft space to inspect the timber rafters and roof structure. Look for signs of woodworm, rot, or other damage.

Services and Utilities

1. Electrical: Check the condition of the electrical wiring and fittings. Ensure that the electrical system meets current safety standards.
2. Plumbing: Inspect the plumbing system for any leaks, corrosion, or other issues. Check the condition of pipes, taps, and fixtures.
3. Heating: Assess the condition of the heating system, including the boiler, radiators, and pipework. Ensure that the system is functioning efficiently and safely.

Typical Defects and Maintenance Tips

Understanding the typical defects associated with Dagenham Special houses can help homeowners and investors plan for maintenance and repairs.

Vertical and Horizontal Cracking

To address vertical and horizontal cracking, it is essential to:

• Regularly inspect the external walls for signs of cracking.
• Repair any identified cracks promptly using appropriate materials and techniques.
• Monitor the repaired areas for any signs of further movement or cracking.

Corrosion of Vertical MS Tubes

To mitigate the risk of corrosion in vertical MS tubes:

• Conduct regular inspections to identify any signs of corrosion.
• Treat any corroded areas with rust inhibitors or protective coatings.
• Replace severely corroded tubes to maintain structural integrity.

Roof Maintenance

To ensure the longevity of the roof:

• Regularly inspect the roof for missing or damaged tiles or slates.
• Clean gutters and downpipes to prevent water ingress and damage.
• Address any signs of water ingress or leaks promptly.

Window and Door Maintenance

To maintain the condition of concrete window frames and doors:

• Inspect windows and doors for signs of deterioration or damage.
• Repair or replace damaged frames and fittings as necessary.
• Ensure that windows and doors are properly sealed to prevent drafts and water ingress.

Conclusion

The Dagenham Special house is a unique and historically significant property type that offers both charm and durability. Understanding the construction details, typical hazards, and maintenance requirements of these houses is essential for potential buyers and investors. By conducting thorough inspections and addressing any identified issues, homeowners can ensure the longevity and safety of their Dagenham Special 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.

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