Overview of the Fram House

The Fram House, a notable example of system-built properties in the UK, was manufactured by Fram Russell Construction Ltd. These properties were constructed between 1965 and 1971, primarily as a solution to the post-war housing shortage. Known by various names such as BRS Battery Cast, Fram BRS, Fram Construction, Fram Industrialised, and Fram Russell, these houses are predominantly found in urban and suburban areas across the UK.

Historical Context and Manufacturers

Fram Russell Construction Ltd, the manufacturer behind the Fram House, was a key player in the post-war construction boom. The company aimed to provide affordable and quickly assembled housing solutions to meet the growing demand. The design and construction of these houses were influenced by the need for rapid development and cost-efficiency, leading to the adoption of prefabricated components and innovative building techniques.

Typical Characteristics of the Fram House

Structural Design

Fram Houses are typically two-storey terraced houses with a shallow pitch gable roof covered with concrete tiles. The front and rear walls are constructed using eaves height precast (PC) panels, infilled with shiplap timber boarding on the first floor and tile hanging above. The gable walls are either brick or large storey height PC panels, with eaves height combed concrete facade piers.

Construction Details

• Substructure: The specific details of the substructure are not well-documented.
• External Walls: The front and rear walls consist of eaves height PC sandwich panels with 1/2″ polystyrene insulation. These panels are tied together by shear connectors. The first floor features storey height timber frame panels clad with shiplap timber boarding, while the upper section is tile-hung on timber battens over building paper and lined with plasterboard. Polystyrene insulation is placed between the frame studs.
• Gable Walls: These are constructed using brick tied to PC sandwich panels with wall ties housed in galvanised mild steel (MS) dovetail slots. The cavity is filled with 1/2″ polystyrene insulation, and the storey height PC panels are tied to the sandwich panels via a 7″ x 3 1/2″ rolled steel angle (RSA) located in a grouted pocket.
• Separating Walls: Storey height PC panels are used.
• Partitions: Paramount boarding is employed for internal partitions.
• Ground Floor: Made of concrete.
• First Floor: Timber boarding on timber joists.
• Ceilings: Plasterboard.
• Roof: Timber rafters and trussed timber purlins with concrete tiles.

Variants

Some variants of the Fram House feature gable walls made of large storey height PC panels and a first floor constructed of concrete.

Typical Hazards and Risks

Structural Integrity

One of the primary concerns with Fram Houses is the durability of the reinforced concrete components. Over time, these elements can suffer from corrosion, particularly if the concrete has not been adequately protected from moisture ingress. This can lead to structural weaknesses and potential safety hazards.

Insulation and Energy Efficiency

The use of polystyrene insulation, while innovative at the time, may not meet modern energy efficiency standards. Homeowners may find that these properties require additional insulation or other energy-saving measures to reduce heating costs and improve comfort.

Fire Safety

The construction methods and materials used in Fram Houses, such as timber framing and polystyrene insulation, can pose fire safety risks. It is essential to ensure that fire stops and cavity barriers are in place and that any renovations or modifications comply with current fire safety regulations.

Moisture and Damp

The combination of concrete and timber elements can create potential moisture traps, leading to damp issues. Proper maintenance and regular inspections are crucial to identify and address any signs of dampness or water ingress.

Defective Premises Act Considerations

Fram Houses are not specifically listed as defective under the Defective Premises Act. However, given their age and the potential for structural and insulation issues, it is advisable for prospective buyers to commission a thorough building survey before purchase. This will help identify any defects or areas requiring attention and ensure that the property meets current safety and performance standards.

Inspection Guide for Surveyors

When inspecting a Fram House, surveyors should pay close attention to the following areas:

External Walls

• Check for signs of cracking or movement in the PC panels and brickwork.
• Inspect the condition of the shiplap timber boarding and tile hanging.
• Look for evidence of moisture ingress or dampness, particularly around joints and connections.

Roof

• Examine the condition of the concrete tiles and timber rafters.
• Check for any signs of water ingress or damage to the roof structure.
• Ensure that the roof ventilation is adequate to prevent condensation build-up.

Insulation

• Assess the condition and effectiveness of the polystyrene insulation.
• Look for any gaps or areas where insulation may be missing or compromised.

Fire Safety

• Verify the presence and condition of fire stops and cavity barriers.
• Ensure that any modifications or renovations comply with current fire safety regulations.

Structural Elements

• Inspect the reinforced concrete components for signs of corrosion or deterioration.
• Check the condition of the timber framing and joists.
• Look for any signs of movement or settlement in the structure.

Typical Defects in Fram Houses

Corrosion of Reinforced Concrete

The reinforced concrete elements in Fram Houses are susceptible to corrosion, particularly if they have been exposed to moisture. This can lead to spalling, cracking, and a reduction in structural integrity. Regular inspections and maintenance are essential to identify and address any signs of corrosion.

Timber Decay

The timber framing and joists in Fram Houses can suffer from decay if they have been exposed to moisture. This can lead to structural weaknesses and potential safety hazards. It is important to ensure that the timber elements are adequately protected from moisture and that any signs of decay are promptly addressed.

Insulation Issues

The polystyrene insulation used in Fram Houses may not meet modern energy efficiency standards. Homeowners may need to consider additional insulation or other energy-saving measures to improve the property’s thermal performance.

Damp and Moisture Ingress

The combination of concrete and timber elements can create potential moisture traps, leading to damp issues. Proper maintenance and regular inspections are crucial to identify and address any signs of dampness or water ingress.

Conclusion

The Fram House represents an important chapter in the history of UK housing, offering a glimpse into the innovative construction methods of the post-war era. While these properties have their unique characteristics and potential challenges, they can still provide comfortable and affordable homes with the right care and attention.

For prospective buyers and investors, understanding the typical characteristics, potential hazards, and common defects of Fram Houses is essential. By commissioning a thorough building survey and addressing any identified issues, you can ensure that your investment is both safe and sound.

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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