Overview of the Hexham Special House

The Hexham Special house is a unique and intriguing property type that has piqued the interest of home buyers and investors alike. Built in the 1920s, these semi-detached bungalows are a testament to the architectural and construction practices of their time. With only six known to have been built, these properties are rare and hold a certain charm that appeals to those looking for something distinctive.

Historical Context and Manufacturers

The Hexham Special houses were designed and constructed during the 1920s, a period marked by significant advancements in building technology and materials. The exact manufacturers of these houses remain unknown, but the design and construction techniques suggest that they were built by skilled craftsmen familiar with the use of pre-cast reinforced concrete (PRC).

Identification Characteristics

Identifying a Hexham Special house is relatively straightforward due to its distinctive features. These semi-detached bungalows typically have a medium pitch gable roof covered with tiles or slates. The external walls are rendered throughout, providing a smooth and uniform appearance. One of the most notable characteristics is the exposed columns and beams, which are a hallmark of the PRC construction method used in these houses.

Construction Details

Understanding the construction details of the Hexham Special house is crucial for potential buyers and investors. This knowledge not only helps in identifying the property but also in assessing its condition and potential risks.

Substructure

The substructure of the Hexham Special house is not well-documented, which can pose a challenge during inspections. However, given the era of construction, it is likely that the foundations were built using traditional methods suitable for the soil conditions of the time.

External Walls

The external walls of the Hexham Special house are constructed using PRC storey height columns, PRC ground sills, PRC beams at window sill and eaves level, and PRC lintels. The walls also feature PC infill panels with a brushed finish, cavity, and clinker aggregate PC panels. The gable apex is constructed of block, adding to the structural integrity of the building.

Separating Walls and Partitions

The details of the separating walls are not known, but the partitions within the house are made of PC panels. These panels provide a sturdy and durable solution for internal walls, although they may require maintenance and inspection for signs of wear and tear.

Floors

The ground floor of the Hexham Special house is typically made of concrete, providing a solid and stable base. In some variants, the ground floor may also include timber elements. The first floor is not applicable as these are single-storey bungalows.

Ceilings and Roof

The ceilings are constructed using plasterboard, which is a common material for houses of this era. The roof is supported by timber trusses and covered with tiles, providing both structural support and weather protection.

Typical Hazards and Risks

While the Hexham Special house has many appealing features, it is essential to be aware of the potential hazards and risks associated with this property type.

Reinforced Concrete Durability

One of the primary concerns with the Hexham Special house is the durability of the reinforced concrete used in its construction. Over time, reinforced concrete can suffer from corrosion, particularly if it is exposed to moisture. This can lead to structural weaknesses and potential safety hazards.

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 of the steel reinforcement. The depth of carbonation can vary, and it is essential to assess this during an inspection.

Maintenance and Repair

Given the age of the Hexham Special houses, maintenance and repair are critical considerations. The reinforced concrete elements may require regular inspection and maintenance to ensure their longevity. Repairing reinforced concrete can be complex and costly, so it is essential to factor this into your investment decision.

Defective Premises Act

The Hexham Special house is not classed as defective under the Defective Premises Act. However, this does not mean that the property is free from defects. It is crucial to conduct a thorough inspection and assessment to identify any potential issues and address them promptly.

Inspection Guide for Surveyors

When inspecting a Hexham Special house, surveyors should follow a systematic approach to ensure a comprehensive assessment. Here are some key areas to focus on:

External Inspection

• Roof: Check the condition of the tiles or slates and the timber trusses. Look for signs of wear, damage, or leaks.
• Walls: Inspect the rendered external walls for cracks, spalling, or other signs of deterioration. Pay particular attention to the PRC columns, beams, and lintels.
• Gable Apex: Examine the block construction for any signs of movement or structural issues.

Internal Inspection

• Floors: Assess the condition of the concrete ground floor. Look for signs of cracking, settlement, or moisture ingress.
• Partitions: Check the PC panels for any signs of damage or wear. Ensure that they are securely fixed and free from defects.
• Ceilings: Inspect the plasterboard ceilings for cracks, sagging, or water damage.

Structural Elements

• Reinforced Concrete: Conduct a thorough assessment of the reinforced concrete elements, including columns, beams, and lintels. Look for signs of corrosion, carbonation, or other deterioration.
• Carbonation Depth: Measure the depth of carbonation in the concrete to assess the risk of corrosion. This can be done using a phenolphthalein solution or other suitable methods.

Maintenance and Repair

• Previous Repairs: Check for any previous repairs or maintenance work. Assess the quality and effectiveness of these repairs.
• Future Maintenance: Identify any areas that may require future maintenance or repair. Provide recommendations for addressing these issues.

Typical Defects in Hexham Special Houses

Understanding the typical defects in Hexham Special houses can help buyers and investors make informed decisions. Here are some common issues to be aware of:

Cracking and Spalling

Cracking and spalling are common issues in reinforced concrete structures. These defects can be caused by a variety of factors, including thermal movement, moisture ingress, and corrosion of the steel reinforcement. Regular inspection and maintenance are essential to address these issues promptly.

Moisture Ingress

Moisture ingress can lead to a range of problems, including corrosion of the steel reinforcement, deterioration of the concrete, and damage to internal finishes. It is essential to identify and address any sources of moisture ingress to protect the integrity of the structure.

Structural Movement

Structural movement can occur due to a variety of factors, including ground settlement, thermal movement, and structural loading. Signs of structural movement include cracks in the walls, floors, and ceilings. It is important to assess the extent and cause of any structural movement and take appropriate remedial action.

Carbonation and Corrosion

As mentioned earlier, carbonation and corrosion are significant concerns for reinforced concrete structures. Regular inspection and assessment of the carbonation depth and condition of the steel reinforcement are essential to identify and address any issues.

Variants of the Hexham Special House

While the Hexham Special house has a standard design, there are some variants that potential buyers and investors should be aware of. These variants may have different construction details and characteristics, which can impact their condition and maintenance requirements.

External Walls

In some variants, the external walls may be rendered, providing a different appearance and level of protection. It is important to assess the condition of the render and address any issues promptly.

Partitions

Some variants may have block partitions instead of PC panels. Block partitions can provide additional strength and durability but may also require different maintenance and repair approaches.

Ground Floor

The ground floor in some variants may include timber elements in addition to concrete. Timber floors can be susceptible to moisture and pest damage, so it is essential to inspect and maintain them regularly.

Roof Cover

The roof cover in some variants may be made of different materials, such as tiles or slates. The choice of roof cover can impact the maintenance requirements and longevity of the roof.

Conclusion

The Hexham Special house is a unique and intriguing property type that offers both charm and challenges. Understanding the construction details, typical hazards, and potential defects is essential for making informed decisions when buying or investing in these properties. Regular inspection and maintenance are crucial to ensure the longevity and safety of the Hexham Special 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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