Historical Context and Manufacturing Background

The Farlington Special house, a notable example of system-built properties, emerged in the 1920s as a response to the housing demands of the time. These properties were primarily constructed in the UK, with a significant concentration in suburban areas. The Farlington Special was designed to provide affordable and efficient housing solutions, leveraging the advancements in prefabricated construction techniques.

Manufacturers and Designers

The Farlington Special houses were manufactured by a consortium of builders and designers who specialized in prefabricated reinforced concrete (PRC) construction. The primary manufacturers included prominent names in the construction industry of the era, such as the British Reinforced Concrete Company and the Concrete House Company. These manufacturers collaborated with architects and engineers to create a standardized design that could be mass-produced and assembled on-site.

Period Built and Number Constructed

The Farlington Special houses were predominantly built during the 1920s, a period marked by a significant push for rapid housing development. While exact numbers are challenging to ascertain, it is estimated that several thousand Farlington Special houses were constructed across the UK, particularly in suburban areas where land was more readily available.

Alternative Names and Identification Characteristics

The Farlington Special houses are also known by several alternative names, including “Farlington PRC houses” and “Farlington prefabs.” These properties can be identified by their distinctive architectural features, which include:

• Bungalows, Chalet Bungalows, and Two-Storey Semi-Detached and Detached Houses: The Farlington Special houses were available in various configurations to cater to different housing needs.
• Medium Pitch Hipped or Gable Roofs Covered with Tiles: The roofs of these houses typically feature a medium pitch and are covered with traditional tiles.
• External Walls of Exposed Plain PRC Columns and PRC Beams: The external walls are characterized by exposed plain PRC columns and beams, which are infilled with plain precast concrete (PC) panels.
• Rendered (Pebbledash) to First Floor Level: In some variants, the external walls are rendered with pebbledash up to the first-floor level.
• Chamfered External Corner Columns: The external corners of these houses often feature chamfered columns, adding to their unique aesthetic.

Construction Details and Typical Characteristics

Understanding the construction details of the Farlington Special houses is crucial for potential buyers and investors. These properties were built using innovative techniques that were advanced for their time but may present certain challenges today.

Substructure and Frame

The substructure of the Farlington Special houses is not well-documented, but the frame is a key component of their construction. The frame consists of PRC columns and PRC beams, which provide the structural support for the house. These elements are crucial for the stability and integrity of the property.

External Walls

The external walls of the Farlington Special houses are constructed using a combination of 4-inch PC panels, a 2-inch cavity, and another layer of 4-inch PC panels. Metal ties are used to secure these panels together, ensuring the structural integrity of the walls. In some variants, the external walls are rendered with pebbledash up to the first-floor level, providing additional weather protection and aesthetic appeal.

Separating Walls and Partitions

The separating walls and internal partitions of the Farlington Special houses are not well-documented. However, it is likely that they were constructed using similar prefabricated techniques, with an emphasis on efficiency and cost-effectiveness.

Floors and Ceilings

The construction details of the ground floor, first floor, and ceilings of the Farlington Special houses are not well-documented. However, it is likely that they were constructed using traditional methods, with a focus on durability and ease of assembly.

Roof

The roofs of the Farlington Special houses are typically medium pitch hipped or gable roofs covered with tiles. This design provides effective water drainage and adds to the overall aesthetic appeal of the property.

Typical Hazards and Risks

While the Farlington Special houses were innovative for their time, they are not without their challenges. Potential buyers and investors should be aware of the typical hazards and risks associated with these properties.

Reinforced Concrete Durability

One of the primary concerns with the Farlington Special houses is the durability of the reinforced concrete used in their construction. Over time, reinforced concrete can be susceptible to corrosion, particularly if it is exposed to moisture and other environmental factors. This can compromise the structural integrity of the property and may require significant repairs.

Carbonation and Corrosion

Carbonation is a process that occurs when carbon dioxide from the air penetrates the concrete and reacts with the calcium hydroxide to form calcium carbonate. This process can lower the pH of the concrete, making it more susceptible to corrosion. Corrosion of the steel reinforcement within the concrete can lead to cracking and spalling, which can compromise the structural integrity of the property.

Defective Premises Act

The Farlington Special houses are not specifically classified as defective under the Defective Premises Act. However, the potential issues with reinforced concrete durability and corrosion mean that these properties may require careful inspection and maintenance to ensure their safety and longevity.

Inspection and Assessment Guide

For potential buyers and investors, conducting a thorough inspection of a Farlington Special house is crucial. Here are some key considerations and steps to follow when inspecting these properties:

Visual Inspection

Begin with a visual inspection of the property, paying close attention to the following areas:

• External Walls: Look for signs of cracking, spalling, or other damage to the PRC columns, beams, and PC panels. Check for any areas where the pebbledash rendering may be deteriorating.
• Roof: Inspect the roof for any missing or damaged tiles. Check the condition of the roof structure, including the hipped or gable design.
• Chamfered External Corner Columns: Examine the chamfered columns for any signs of damage or wear.

Structural Assessment

A structural assessment is essential to evaluate the integrity of the reinforced concrete elements. This may involve:

• Carbonation Testing: Conduct tests to determine the depth of carbonation in the concrete. This can help assess the risk of corrosion.
• Corrosion Assessment: Use techniques such as half-cell potential measurements to evaluate the extent of corrosion in the steel reinforcement.
• Concrete Cover Measurement: Measure the thickness of the concrete cover over the steel reinforcement to ensure it meets current standards.

Moisture Assessment

Moisture can significantly impact the durability of reinforced concrete. Conduct a moisture assessment to identify any areas where water ingress may be occurring. This may involve:

• Dampness Testing: Use moisture meters to detect dampness in the walls, floors, and ceilings.
• Inspection of Drainage Systems: Check the condition of the property’s drainage systems, including gutters, downpipes, and drainage channels, to ensure they are functioning correctly.

Maintenance and Repair History

Review the maintenance and repair history of the property. This can provide valuable insights into any previous issues and the measures taken to address them. Look for records of:

• Concrete Repairs: Any repairs to the reinforced concrete elements, including patching, sealing, or reinforcement replacement.
• Roof Repairs: Any repairs or replacements of roof tiles or structural elements.
• Moisture Mitigation: Any measures taken to address moisture ingress, such as improved drainage or waterproofing.

Typical Defects and Common Issues

Understanding the typical defects and common issues associated with Farlington Special houses can help buyers and investors make informed decisions. Here are some of the most common problems to look out for:

Cracking and Spalling

Cracking and spalling of the reinforced concrete elements are common issues in Farlington Special houses. These defects can be caused by a variety of factors, including carbonation, corrosion, and freeze-thaw cycles. Addressing these issues promptly is essential to prevent further deterioration.

Corrosion of Steel Reinforcement

Corrosion of the steel reinforcement within the concrete is a significant concern. This can lead to cracking, spalling, and a loss of structural integrity. Regular inspections and maintenance are crucial to identify and address corrosion issues early.

Moisture Ingress

Moisture ingress can lead to a range of problems, including dampness, mould growth, and deterioration of the concrete. Ensuring that the property’s drainage systems are functioning correctly and addressing any sources of moisture ingress is essential to maintain the property’s condition.

Roof Damage

The roofs of Farlington Special houses can be susceptible to damage, particularly if the tiles are not properly maintained. Regular inspections and maintenance of the roof are essential to prevent water ingress and other issues.

Guidance for Surveyors

Surveyors play a crucial role in assessing the condition of Farlington Special houses and providing valuable insights to potential buyers and investors. Here are some key considerations for surveyors when inspecting these properties:

Reference Materials

Surveyors should refer to the following materials for guidance on inspecting and assessing the durability of reinforced concrete:

• Corrosion of Steel in Concrete (BRE Digest 444, Parts 1–3)
• Repair and Maintenance of Reinforced Concrete (BR 254)
• Carbonation Depths in Structural-Quality Concrete (BR 19)

Inspection Techniques

Surveyors should use a combination of visual inspection, non-destructive testing, and invasive testing techniques to assess the condition of the property. Key techniques include:

• Visual Inspection: Identify any visible signs of damage, such as cracking, spalling, or corrosion.
• Non-Destructive Testing: Use techniques such as half-cell potential measurements and carbonation testing to assess the condition of the concrete and steel reinforcement.
• Invasive Testing: In some cases, invasive testing may be necessary to obtain samples of the concrete and steel reinforcement for laboratory analysis.

Reporting and Recommendations

Surveyors should provide a detailed report of their findings, including:

• Condition Assessment: A comprehensive assessment of the condition of the reinforced concrete elements, roof, and other key components.
• Defects and Issues: Identification of any defects or issues, along with their potential impact on the property’s structural integrity and safety.
• Maintenance and Repair Recommendations: Recommendations for any necessary maintenance or repairs, including estimated costs and timelines.

Conclusion

The Farlington Special house represents a unique and historically significant example of system-built properties in the UK. While these houses were innovative for their time, they present certain challenges that potential buyers and investors must be aware of. Understanding the construction details, typical hazards, and common issues associated with these properties is crucial for making 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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