Historical Context and Origins

The Hamish Cross Type II house is a notable example of early 20th-century British architecture, specifically designed to address the housing shortages that arose during and after World War I. These properties were constructed between 1915 and the late 1940s, a period marked by rapid urbanisation and the need for affordable, quickly built homes. The primary manufacturers of these houses were Abdon Clee Stobe Quarry, with the design spearheaded by the innovative architect Hamish Cross.

Typical Locations and Distribution

Hamish Cross Type II houses are predominantly found in suburban areas across the UK, particularly in regions that experienced significant population growth during the early 20th century. These homes were often built in clusters, forming entire neighbourhoods that catered to the working and middle classes. Cities like Birmingham, Manchester, and parts of London have notable concentrations of these properties.

Architectural Characteristics

External Features

Hamish Cross Type II houses are typically two-storey, semi-detached properties. They are easily identifiable by their medium to steep pitch hipped or gable roofs, which are usually covered with concrete tiles. The external walls are constructed using storey-height Precast Reinforced Concrete (PRC) columns, infilled with PRC panels. A distinctive feature is the exposed PRC ring beam at the first-floor level, which adds to the structural integrity of the building. The front elevations often feature bay or flush windows, contributing to the aesthetic appeal of these homes.

Internal Features

Internally, these houses were designed to maximise space and functionality. The ground floor typically consists of a concrete slab, while the first floor is made of timber boarding on timber joists. The separating walls between properties are constructed using clinker PC blocks, providing adequate sound insulation. Partitions within the house are also made of clinker PC blocks, ensuring durability and ease of construction.

Construction Details

Substructure

The substructure of Hamish Cross Type II houses comprises concrete strip footings, which provide a stable foundation. Clinker concrete is used for the underbuilding between columns, adding to the robustness of the structure.

External Walls

The external walls are a key feature of these houses. They consist of 6″ x 9″ PRC columns on the ground floor and 6″ x 6″ PRC columns on the first floor. These columns are placed directly on the strip foundations, ensuring a strong and stable structure. The walls are infilled with dense PRC panels, creating a cavity that enhances thermal insulation. The corners of the building are reinforced with 10″ x 10″ PRC corner columns, adding to the overall stability.

Roof

The roof structure is made of timber rafters and purlins, covered with concrete tiles. This combination provides a durable and weather-resistant roof, capable of withstanding the UK’s variable climate.

Common Defects and Hazards

Cracking and Spalling

One of the most common issues with Hamish Cross Type II houses is the cracking and spalling of PRC columns and ring beams. This can be caused by a variety of factors, including thermal expansion, moisture ingress, and general wear and tear over time. Regular inspections and maintenance are crucial to identify and address these issues before they compromise the structural integrity of the building.

Movement of Roof Members and External Walls

Another significant concern is the movement of roof members and external walls. This can be due to a variety of reasons, including foundation settlement, thermal expansion, and structural fatigue. In severe cases, external propping may be required to stabilise the structure and prevent further movement.

Concrete Degradation

Over time, the concrete used in the construction of these houses can degrade, leading to reduced structural integrity. This is particularly common in areas with high levels of moisture or pollution, which can accelerate the degradation process. Regular inspections and maintenance are essential to identify and address any signs of concrete degradation.

Defective Premises Act Considerations

Under the Defective Premises Act, properties that are deemed to be structurally unsound or pose a significant risk to occupants may be classified as defective. While Hamish Cross Type II houses are generally robust and well-constructed, the issues outlined above can lead to a property being classified as defective if not properly addressed. It is essential for potential buyers and investors to conduct thorough inspections and seek professional advice to ensure that any issues are identified and rectified.

Inspection Tips for Surveyors

External Inspection

When inspecting a Hamish Cross Type II house, surveyors should pay close attention to the external walls and roof. Look for signs of cracking or spalling in the PRC columns and ring beams, as well as any movement in the roof members or external walls. Check for any signs of moisture ingress, which can accelerate the degradation of the concrete.

Internal Inspection

Internally, surveyors should inspect the separating walls and partitions for any signs of cracking or movement. Pay close attention to the condition of the timber joists and boarding on the first floor, as well as the concrete slab on the ground floor. Look for any signs of moisture ingress or structural movement, which can indicate underlying issues.

Foundation Inspection

The foundations of Hamish Cross Type II houses are generally robust, but it is still important to inspect them for any signs of settlement or movement. Look for any cracks or gaps in the concrete strip footings, as well as any signs of movement in the clinker concrete underbuilding.

Maintenance and Repair Tips

Regular Inspections

Regular inspections are crucial to identify and address any issues before they become significant problems. Conduct thorough inspections of the external walls, roof, and foundations at least once a year, and address any issues promptly.

Concrete Repairs

If you identify any signs of cracking or spalling in the PRC columns or ring beams, it is essential to address these issues promptly. Use high-quality concrete repair products to fill any cracks and reinforce the affected areas. In severe cases, you may need to replace the affected sections of concrete.

Moisture Management

Moisture ingress is a common issue in Hamish Cross Type II houses, particularly in areas with high levels of rainfall. Ensure that the property is adequately waterproofed, and address any signs of moisture ingress promptly. This may involve repairing or replacing damaged roofing materials, sealing any gaps or cracks in the external walls, and ensuring that the property has adequate drainage.

Structural Reinforcement

In cases where there is significant movement in the roof members or external walls, it may be necessary to reinforce the structure. This can involve installing additional supports or propping to stabilise the affected areas. Seek professional advice to determine the best course of action for your specific situation.

Conclusion

The Hamish Cross Type II house is a significant part of the UK’s architectural heritage, offering a unique blend of historical charm and practical design. However, like any property, it is essential to conduct thorough inspections and address any issues promptly to ensure the long-term stability and safety of the building. By understanding the common defects and hazards associated with these properties, and taking proactive steps to address them, you can safeguard your investment and enjoy the many benefits of owning a Hamish Cross Type II 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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