When considering a property purchase in the UK, understanding the intricacies of different house types is crucial. One such property type that often piques the interest of home buyers and investors is the Dry Walls house. This article delves into the history, construction, and potential risks associated with Dry Walls houses, providing a detailed guide for those looking to invest in or purchase these unique properties.

Historical Context and Manufacturing

The Dry Walls house, also known as the Victoria Construction Co. house, was predominantly built in the 1920s. These properties were designed by M Maberley-Smith and were constructed by the Victoria Construction Co. The period saw a significant number of these houses being built, primarily as bungalows and two-storey semi-detached houses. They are typically found in suburban areas across the UK, offering a glimpse into the architectural and construction practices of the early 20th century.

Identification Characteristics

Dry Walls houses are easily identifiable by their medium pitch hipped roofs, which are covered with either natural or asbestos cement slates. The external walls are rendered throughout, giving them a distinctive appearance. These houses were built with concrete strip footings and concrete under-building, which were common construction practices of the time.

Construction Details

Understanding the construction details of Dry Walls houses is essential for potential buyers and investors. This section provides a comprehensive overview of the typical construction elements, including the roof, walls, floors, and main frame.

Roof

The roofs of Dry Walls houses are medium pitch hipped roofs, covered with natural or asbestos cement slates. The structure of the roof is not well-documented, but it is known that asbestos cement tiles were commonly used. Asbestos was a popular material in the early 20th century due to its durability and fire-resistant properties. However, it poses significant health risks if disturbed, making it a critical consideration for buyers and investors.

External Walls

The external walls of Dry Walls houses are rendered and consist of several layers. The outermost layer is a 3-inch dense aggregate concrete, followed by a bituminous sheet damp-proof membrane (DPM). Behind the DPM is another 3-inch layer of clinker aggregate concrete. Wall ties are used to secure the layers, and 6-inch concrete block corner and intermediate columns provide structural support. These columns also have integral DPMs and cast-in fixing ties.

Floors

The ground floor of Dry Walls houses is typically made of concrete. The construction details of the first floor and ceilings are not well-documented, but it is likely that they follow similar construction practices of the time, using materials such as timber or concrete.

Main Frame

The main frame of Dry Walls houses is constructed using concrete strip footings and concrete under-building. This provides a solid foundation for the structure, ensuring stability and durability.

Typical Defects and Risks

While Dry Walls houses have stood the test of time, they are not without their defects and risks. Understanding these potential issues is crucial for buyers and investors to make informed decisions.

Asbestos

One of the most significant risks associated with Dry Walls houses is the presence of asbestos. Asbestos cement tiles were commonly used in the roofing, and asbestos may also be present in other construction materials. Asbestos poses severe health risks if disturbed, as the fibres can become airborne and inhaled. It is essential to have a professional asbestos survey conducted before purchasing a Dry Walls house.

Concrete Deterioration

Concrete deterioration is another common issue in Dry Walls houses. Over time, concrete can suffer from various forms of degradation, including cracking, spalling, and carbonation. The Moir Report provides guidance on the inspection and assessment of reinforced concrete durability, which is crucial for identifying and addressing these issues.

Damp and Moisture

Damp and moisture can be significant problems in Dry Walls houses, particularly if the damp-proof membrane (DPM) has deteriorated or been compromised. Moisture ingress can lead to mould growth, structural damage, and other health hazards. It is essential to inspect the DPM and address any issues promptly to prevent further damage.

Structural Issues

Structural issues can arise in Dry Walls houses due to the age of the properties and the materials used in their construction. Common structural problems include subsidence, settlement, and movement of the concrete foundations. A thorough structural survey is essential to identify and address any potential issues.

Inspection and Assessment

When inspecting a Dry Walls house, it is essential to follow a systematic approach to identify any potential issues and assess the overall condition of the property. This section provides a step-by-step guide for inspecting Dry Walls houses.

Exterior Inspection

1. Roof: Inspect the roof for any signs of damage, including missing or broken tiles, sagging, and signs of asbestos. If asbestos is suspected, a professional asbestos survey is essential.
2. Walls: Examine the external walls for cracks, spalling, and signs of moisture ingress. Pay particular attention to the condition of the render and the presence of any wall ties.
3. Damp-Proof Membrane (DPM): Check the condition of the DPM, looking for any signs of deterioration or compromise. Moisture ingress can lead to significant issues, so it is essential to address any problems promptly.
4. Foundations: Inspect the concrete strip footings and under-building for any signs of subsidence, settlement, or movement. Structural issues can be costly to repair, so a thorough inspection is crucial.

Interior Inspection

1. Floors: Examine the ground floor for any signs of cracking, movement, or moisture ingress. If the first floor is accessible, inspect it for similar issues.
2. Walls and Partitions: Check the internal walls and partitions for cracks, signs of movement, and moisture ingress. Pay particular attention to the condition of the render and any wall ties.
3. Ceilings: Inspect the ceilings for any signs of damage, including cracks, sagging, and moisture ingress. If asbestos is suspected, a professional asbestos survey is essential.
4. Structural Elements: Examine the main structural elements, including the concrete columns and fixing ties, for any signs of deterioration or compromise. Structural issues can be costly to repair, so a thorough inspection is crucial.

Specialist Surveys

In addition to a general inspection, it is essential to conduct specialist surveys to identify any potential issues that may not be immediately apparent. These surveys include:

1. Asbestos Survey: Asbestos poses significant health risks, so it is essential to have a professional asbestos survey conducted before purchasing a Dry Walls house.
2. Structural Survey: A thorough structural survey is essential to identify any potential issues with the concrete foundations, columns, and other structural elements.
3. Damp and Moisture Survey: Moisture ingress can lead to significant issues, so it is essential to have a professional damp and moisture survey conducted to identify any potential problems.

Maintenance and Repair

Maintaining and repairing a Dry Walls house requires a thorough understanding of the construction materials and techniques used. This section provides guidance on maintaining and repairing Dry Walls houses to ensure their longevity and structural integrity.

Asbestos Management

If asbestos is present in a Dry Walls house, it is essential to manage it safely. This includes:

1. Professional Asbestos Survey: Conduct a professional asbestos survey to identify any asbestos-containing materials (ACMs) in the property.
2. Asbestos Management Plan: Develop an asbestos management plan to ensure the safe handling and removal of ACMs. This may include encapsulation, sealing, or removal by a licensed asbestos contractor.
3. Regular Inspections: Conduct regular inspections to monitor the condition of ACMs and ensure they remain safe and undisturbed.

Concrete Repairs

Concrete deterioration is a common issue in Dry Walls houses, and it is essential to address any problems promptly to prevent further damage. This includes:

1. Crack Repair: Repair any cracks in the concrete using appropriate materials and techniques. This may include epoxy injection, crack stitching, or other methods.
2. Spalling Repair: Address any spalling by removing the damaged concrete and applying a suitable repair mortar. This may include patching, resurfacing, or other methods.
3. Carbonation Protection: Protect the concrete from carbonation by applying a suitable protective coating or treatment. This may include anti-carbonation coatings, sealers, or other methods.

Damp and Moisture Management

Managing damp and moisture is essential to prevent structural damage and health hazards. This includes:

1. Damp-Proof Membrane (DPM) Repair: Repair any damage to the DPM to prevent moisture ingress. This may include patching, sealing, or replacing the DPM.
2. Moisture Control: Implement measures to control moisture levels in the property, including proper ventilation, dehumidification, and moisture barriers.
3. Mould Remediation: Address any mould growth promptly to prevent health hazards and further damage. This may include cleaning, disinfecting, and applying mould-resistant treatments.

Structural Repairs

Addressing structural issues is essential to ensure the stability and safety of a Dry Walls house. This includes:

1. Foundation Repair: Repair any issues with the concrete strip footings and under-building. This may include underpinning, piling, or other methods.
2. Column Repair: Address any issues with the concrete columns, including cracks, spalling, and movement. This may include patching, reinforcing, or replacing the columns.
3. Wall Tie Replacement: Replace any damaged or corroded wall ties to ensure the stability of the external walls. This may include installing new wall ties, reinforcing existing ties, or other methods.

Legal Considerations

When purchasing a Dry Walls house, it is essential to be aware of the legal considerations and potential liabilities. This includes understanding whether the property is classed as defective under the Defective Premises Act and any other relevant legislation.

Defective Premises Act

The Defective Premises Act 1972 imposes a duty on builders, developers, and landlords to ensure that properties are constructed and maintained to a reasonable standard. If a Dry Walls house is found to be defective, the owner may be entitled to compensation for any resulting damage or loss. It is essential to have a thorough survey conducted to identify any potential defects and address them promptly.

Building Regulations

Dry Walls houses must comply with relevant building regulations, including those related to structural integrity, fire safety, and energy efficiency. It is essential to ensure that any repairs or modifications are carried out in accordance with these regulations to avoid potential liabilities.

Planning Permission

If you plan to make significant alterations or extensions to a Dry Walls house, you may need to obtain planning permission from the local authority. This includes changes to the external appearance, structural modifications, and other significant alterations. It is essential to consult with a planning expert to ensure compliance with relevant regulations.

Conclusion

Dry Walls houses offer a unique glimpse into the architectural and construction practices of the early 20th century. While they have stood the test of time, they are not without their defects and risks. Understanding the construction details, potential issues, and legal considerations is essential for buyers and investors to make 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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