Introduction to the Hitchins House

The Hitchins house, a notable example of post-war British architecture, represents a unique chapter in the history of system-built properties. Manufactured by Hitchins Steel Core Buildings Ltd and designed by A G Macdonald, these homes were constructed in 1946, with only 50 units built. This article delves into the intricate details of the Hitchins house, providing valuable insights for home buyers and investors. We will explore the construction methods, typical characteristics, potential hazards, and inspection tips to ensure you make an informed decision when considering this property type.

Historical Context and Manufacturing Details

The Post-War Era and the Need for Housing

The aftermath of World War II left the United Kingdom with a significant housing shortage. The government sought quick and efficient solutions to accommodate the growing population and replace war-damaged homes. This period saw the rise of system-built properties, which were designed for rapid construction and cost-effectiveness. The Hitchins house emerged as one of these innovative solutions.

Manufacturer and Designer

Hitchins Steel Core Buildings Ltd, the manufacturer behind the Hitchins house, collaborated with designer A G Macdonald to create a property that met the urgent housing needs of the time. The company specialized in steel-framed buildings, which were known for their durability and speed of construction. The Hitchins house was a testament to their expertise in this field.

Period Built and Number of Units

The Hitchins house was constructed in 1946, a pivotal year in the post-war reconstruction era. Only 50 units were built, making these properties relatively rare. Their limited number adds to their historical significance and potential value for investors and home buyers.

Identification Characteristics

Architectural Features

The Hitchins house is a 2-storey semi-detached property with distinct architectural features that make it easily identifiable. These include:

• Medium Pitch Gable Roof: The roof is covered with profiled asbestos cement sheets, a common material used during the post-war period.
• External Walls: The walls are made of small exposed aggregate precast concrete (PC) slabs, giving the house a unique textured appearance.
• Rounded PC Corner Units: The corners of the house feature small radius rounded PC units, adding to its distinctive look.
• Sloping and Projecting Band Course: At the first-floor level, a sloping and projecting band course is present, contributing to the house’s aesthetic appeal.
• Decorative Tile Hanging: The gable apex is adorned with decorative tile hanging, a characteristic feature of the Hitchins house.

Alternative Names

While the Hitchins house is the most commonly used name, it may also be referred to by other names in historical records or local parlance. However, the core characteristics remain consistent across these references.

Construction Details

Substructure

The substructure of the Hitchins house consists of concrete strip footings and brick under-building. A damp-proof course (DPC) is also included to prevent moisture ingress from the ground.

Frame

The frame of the Hitchins house is a key component of its structural integrity. It includes:

• RS Flat Setting Out Jig: This jig is used to ensure precise alignment during construction.
• Tubular Steel Stanchions: A total of 26 tubular steel stanchions are encased in timber, providing robust support.
• RSC Perimeter Ties and RS Flat Ties: These ties enhance the stability of the frame.
• RS Roof Trusses, Purlins, and Bracings: The roof structure is reinforced with RS roof trusses, purlins, and bracings.

Protective Coating

To protect the steel components from corrosion, a bitumen and bituminous paint coating is applied. This coating extends the lifespan of the structural elements.

External Walls

The external walls are constructed using exposed aggregate PC slabs infilled with woodwool. This combination provides both strength and insulation. The walls also feature a cavity and timber framing lined with plywood.

Separating Wall

The separating wall between semi-detached units consists of tubular steel stanchions encased in timber. It is backed with woodwool slabs and faced with timber framing lined with plywood. This design ensures sound insulation and structural stability.

Partitions

Internal partitions are made of timber stud lined with plywood, offering flexibility in interior layout and design.

Floors

• Ground Floor: The ground floor is constructed of concrete, providing a solid and durable base.
• First Floor: The first floor features tongue and groove (T&G) boarding on timber framing, ensuring a stable and level surface.

Ceilings

The ceilings are made of fibreboard, a common material used in post-war construction for its affordability and ease of installation.

Roof

The roof is covered with profiled asbestos cement sheets. While asbestos was widely used in the past for its fire-resistant properties, it is now known to pose health risks if disturbed.

Typical Hazards and Risks

Asbestos

One of the most significant hazards associated with the Hitchins house is the presence of asbestos in the roofing material. Asbestos can release harmful fibres when disturbed, posing serious health risks. It is crucial to have a professional asbestos survey conducted before any renovation or demolition work.

Structural Integrity

Over time, the steel components of the Hitchins house may be susceptible to corrosion, especially if the protective coating has deteriorated. Regular inspections are necessary to identify and address any signs of rust or structural weakness.

Moisture Ingress

The concrete strip footings and brick under-building, while robust, can be prone to moisture ingress if the damp-proof course is compromised. This can lead to dampness and mould issues within the property.

Insulation and Energy Efficiency

The original construction materials, such as woodwool and fibreboard, may not meet modern insulation and energy efficiency standards. Upgrading the insulation can improve the property’s thermal performance and reduce energy costs.

Defective Premises Act and Classification

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 the Hitchins house was built to meet the urgent housing needs of the post-war era, it may not comply with modern building regulations.

Classification as Defective

The Hitchins house is not explicitly classified as defective under the Defective Premises Act. However, due to its age and the materials used in its construction, it is essential to conduct thorough inspections and address any potential defects to ensure the property meets current safety and habitability standards.

Inspection Tips for Surveyors

Pre-Inspection Preparation

Before conducting an inspection of a Hitchins house, it is essential to gather relevant historical and construction information. This includes reviewing the BRE Archive and relevant publications such as “Steel framed and steel clad houses: inspection and assessment (BR 113)” and “Inspecting steel houses (IP 14/87)”.

External Inspection

• Roof: Check for any signs of damage or deterioration in the asbestos cement sheets. Look for loose or missing tiles in the decorative tile hanging.
• Walls: Inspect the exposed aggregate PC slabs for cracks or signs of movement. Pay attention to the condition of the rounded PC corner units.
• Damp-Proof Course: Ensure the DPC is intact and functioning correctly to prevent moisture ingress.

Internal Inspection

• Frame: Examine the tubular steel stanchions for any signs of corrosion or rust. Check the condition of the timber encasement.
• Partitions and Ceilings: Look for any signs of damage or wear in the timber stud partitions and fibreboard ceilings.
• Floors: Inspect the concrete ground floor for cracks or unevenness. Check the T&G boarding on the first floor for stability and levelness.

Asbestos Survey

Given the presence of asbestos in the roofing material, it is crucial to conduct a professional asbestos survey. This will identify any asbestos-containing materials and provide guidance on safe handling and removal.

Moisture and Insulation

• Moisture: Use a moisture meter to check for dampness in the walls and floors. Look for any signs of mould or mildew.
• Insulation: Assess the insulation in the walls and roof. Consider upgrading to modern insulation materials to improve energy efficiency.

Typical Defects and Maintenance

Common Defects

• Corrosion: The steel components of the Hitchins house may be prone to corrosion, especially if the protective coating has deteriorated. Regular inspections and maintenance are necessary to address any signs of rust.
• Asbestos: The presence of asbestos in the roofing material poses a significant health risk. Professional removal and replacement with modern materials are recommended.
• Moisture Ingress: Compromised damp-proof courses can lead to moisture ingress, resulting in dampness and mould issues. Ensure the DPC is intact and functioning correctly.
• Insulation: The original insulation materials may not meet modern standards. Upgrading the insulation can improve the property’s thermal performance and reduce energy costs.

Maintenance Tips

• Regular Inspections: Conduct regular inspections of the steel components, roofing material, and damp-proof course to identify and address any potential issues.
• Asbestos Management: If asbestos is present, follow proper management and removal procedures to ensure the safety of occupants.
• Moisture Control: Ensure the DPC is intact and functioning correctly to prevent moisture ingress. Address any signs of dampness or mould promptly.
• Insulation Upgrades: Consider upgrading the insulation to modern materials to improve energy efficiency and comfort.

Conclusion

The Hitchins house, with its unique post-war construction and historical significance, offers both opportunities and challenges for home buyers and investors. Understanding the construction details, typical hazards, and maintenance requirements is crucial to making an informed decision. Regular inspections and proactive maintenance can help preserve the property’s value and ensure it meets modern safety and habitability standards.

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.