Overview of the GLE House

The GLE house, a distinctive property type in the UK, was manufactured by M J Gleeson Ltd and designed by W H Sanders & Son. These properties were constructed between 1966 and 1970, with approximately 250 units built. Known for their unique construction methods and materials, GLE houses are typically found in two-storey terraced configurations. This article will delve into the various aspects of GLE houses, including their construction, typical characteristics, potential hazards, and inspection tips for prospective buyers and investors.

Historical Context and Manufacturers

Period of Construction

The GLE houses were built during a period of rapid urban development in the UK, specifically from 1966 to 1970. This era saw a significant demand for affordable housing, leading to the adoption of various system-built construction methods. The GLE house is a prime example of this trend, offering a blend of traditional and modern building techniques.

Manufacturers and Designers

M J Gleeson Ltd, a prominent construction company, was responsible for the manufacturing of GLE houses. The design was crafted by W H Sanders & Son, a firm known for its innovative approach to residential architecture. Together, these companies aimed to create durable and cost-effective housing solutions to meet the growing needs of the population.

Typical Characteristics of GLE Houses

Structural Features

GLE houses are primarily two-storey terraced homes with a medium pitch gable roof covered with concrete tiles or, in some cases, a flat roof. The external walls vary in construction, with some properties featuring brick throughout, while others have a combination of timber boarding or tile hanging on the front and rear walls, and brick or exposed aggregate panels on the gable walls.

Construction Details

Substructure

• Concrete strip footings: These provide a stable foundation for the house.
• Brick underbuilding: Adds to the structural integrity.
• Concrete slab: Forms the base of the ground floor.
• Damp Proof Course (DPC): Prevents moisture from rising through the walls.

External Walls

• Front and Rear Walls: Storey height timber frame panels tied with galvanised mild steel (MS) ties cast into the ground floor screed. These panels are clad with timber boarding and lined with foil-backed plasterboard. Insulation is provided by 1″ glass fibre between the frame studs.
• Gable Wall: Constructed of brick with a 2″ cavity, storey height room-sized pre-cast (PC) panels, and MS wall ties secured in cast-in slots. The panels are bedded on 1″ dry-pack and tied together at vertical joints with loop and lacing reinforcement.

Internal Walls and Floors

• Separating Wall: Storey height 7″ PC panels.
• Partitions: Honeycomb plasterboard.
• Ground Floor: Concrete.
• First Floor: 7″ concrete slab with a cement/sand screed.
• Ceilings: Plasterboard.

Roof

• Trussed Timber Purlins and Rafters: Support the roof structure.
• Concrete Tiles: Cover the roof, providing weather resistance.

Variants

Some GLE houses feature variations in their construction, such as:

• Tile Hanging on Timber Battens: Instead of timber boarding.
• Non-Loadbearing PC Sandwich Panels: With brick facings or exposed aggregate.
• Flat Roof: Instead of a pitched roof.
• Flank Wall: Storey height PC sandwich panels with brick facings.

Potential Hazards and Risks

Structural Concerns

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

Asbestos

Some GLE houses may contain asbestos cement sheets, particularly in the external cladding. Asbestos poses significant health risks if disturbed, so it is crucial to have a professional survey conducted to identify and manage any asbestos-containing materials.

Insulation and Energy Efficiency

The original insulation in GLE houses, typically 1″ glass fibre, may not meet modern energy efficiency standards. Upgrading the insulation can improve the property’s thermal performance and reduce energy costs.

Damp and Moisture

The presence of a Damp Proof Course (DPC) is essential in preventing rising damp. However, over time, the effectiveness of the DPC can diminish, leading to potential moisture ingress and associated issues such as mould and mildew.

Inspection Tips for Prospective Buyers and Investors

External Inspection

• Roof: Check for any missing or damaged concrete tiles. Inspect the condition of the trussed timber purlins and rafters, particularly for signs of rot or insect infestation.
• Walls: Examine the external cladding for any signs of damage or deterioration. Pay particular attention to the condition of the timber boarding or tile hanging, as well as the brickwork and exposed aggregate panels.
• Foundation: Look for any signs of subsidence or movement in the concrete strip footings and brick underbuilding.

Internal Inspection

• Walls and Partitions: Inspect the internal walls for any signs of cracking or movement. Check the condition of the honeycomb plasterboard partitions.
• Floors: Examine the concrete ground floor and the first-floor concrete slab for any signs of cracking or unevenness.
• Ceilings: Check the plasterboard ceilings for any signs of sagging or water damage.

Specialist Surveys

Given the potential issues with reinforced concrete durability and asbestos, it is advisable to commission specialist surveys to assess these aspects thoroughly. The following references provide guidance on inspecting and assessing reinforced concrete:

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

Common Defects in GLE Houses

Corrosion of Reinforced Concrete

As mentioned earlier, the corrosion of steel reinforcement within the concrete elements is a common issue. This can lead to spalling, where the concrete surface breaks away, exposing the steel reinforcement and further accelerating the corrosion process.

Asbestos-Related Issues

The presence of asbestos cement sheets in the external cladding poses a significant health risk if disturbed. It is essential to have any asbestos-containing materials professionally assessed and managed.

Insulation and Energy Efficiency

The original insulation in GLE houses may not meet current standards, leading to higher energy costs and reduced thermal comfort. Upgrading the insulation can significantly improve the property’s energy efficiency.

Damp and Moisture Ingress

Over time, the effectiveness of the Damp Proof Course (DPC) can diminish, leading to potential moisture ingress. This can result in issues such as rising damp, mould, and mildew, which can affect the property’s structural integrity and indoor air quality.

Legal Considerations

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. While GLE houses are not specifically listed as defective under this Act, any significant structural issues or hazards identified during a survey could potentially fall under its provisions. It is essential to address any identified defects promptly to ensure compliance with the Act and safeguard the property’s occupants.

Maintenance and Repair Tips

Regular Inspections

Conducting regular inspections of the property can help identify and address any issues before they become significant problems. Pay particular attention to the condition of the reinforced concrete elements, external cladding, and roofing materials.

Professional Surveys

Commissioning professional surveys, particularly for reinforced concrete durability and asbestos, can provide valuable insights into the property’s condition and any necessary remedial works.

Upgrading Insulation

Improving the insulation in GLE houses can enhance energy efficiency and thermal comfort. Consider upgrading the original glass fibre insulation to modern, high-performance materials.

Addressing Damp Issues

Ensure that the Damp Proof Course (DPC) is functioning effectively and address any signs of damp or moisture ingress promptly. This may involve repairing or replacing the DPC, improving drainage around the property, and addressing any leaks or water ingress points.

Conclusion

The GLE house, with its unique construction and historical significance, offers a fascinating insight into the UK’s post-war housing development. While these properties come with their own set of challenges, understanding their construction, potential hazards, and maintenance requirements can help prospective buyers and investors make informed decisions. By conducting thorough inspections and addressing any identified issues, GLE houses can continue to provide comfortable and affordable homes for years to come.

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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