When considering a property purchase in the UK, understanding the intricacies of different house types is crucial. One such property type that often piques the interest of home buyers and investors is the Universal house. This article delves into the essential aspects of Universal houses, providing a detailed overview of their construction, typical characteristics, potential hazards, and inspection tips. As an expert surveyor, I aim to equip you with the knowledge needed to make informed decisions about these unique properties.

Historical Context and Manufacturing Details

Manufacturer and Designer

The Universal house was manufactured by Universal Construction Co. Ltd, a company known for its innovative approach to building during the early 20th century. The designer of these houses remains unspecified, but the construction techniques and materials used reflect the industrial advancements of the time.

Period Built and Typical Locations

Universal houses were constructed from the 1920s onwards, with a total of 1,060 units built. These properties are predominantly found in suburban areas across the UK, often in regions that experienced significant housing development during the interwar period.

Alternative Names

While commonly referred to as Universal houses, these properties do not have widely recognized alternative names. However, they may sometimes be identified by their distinctive construction features, such as asbestos cement sheets and clinker concrete.

Identification Characteristics

Structural Features

Universal houses are typically 2-storey semi-detached properties. They feature a medium pitch hipped roof covered with either clay or concrete tiles. The external walls vary in construction, with some houses having horizontal asbestos cement sheets, while others are rendered throughout or to the first floor level. Additionally, some Universal houses have external walls made entirely of brick, and brick chimneys are a common feature.

External Walls

The external walls of Universal houses are a defining characteristic. They are often constructed using horizontal asbestos cement channel section boards, 6 3/4″ clinker and dense aggregate reinforced concrete (RC) with horizontal reinforcement, and 3 1/2″ x 2″ rolled steel channel (RSC) stanchions. Timber battens lined with asbestos cement sheets and timber cover fillets are also used in the construction of these walls.

Roof and Floors

The roof of a Universal house is typically made of timber rafters covered with concrete or clay tiles. The ground floor is constructed from concrete, while the first floor consists of timber boarding on timber joists. The ceilings’ construction details are not well-documented.

Typical Hazards and Risks

Corrosion and Cracking

One of the primary concerns with Universal houses is the severe corrosion of RSC stanchions and reinforcement in clinker and dense aggregate concrete. This corrosion can lead to structural instability and requires careful monitoring and maintenance.

Asbestos-Related Issues

The use of asbestos cement sheets in the construction of external walls and partitions poses significant health risks. Asbestos fibres can become airborne if the material is disturbed, leading to serious respiratory issues. It is essential to handle any asbestos-containing materials with care and seek professional advice for removal or encapsulation.

Carbonation and Chloride Levels

High carbonation levels in clinker and dense aggregate concrete can weaken the material, making it more susceptible to cracking. Additionally, medium chloride levels in concrete external walls can accelerate corrosion of the reinforcement, further compromising the structural integrity of the property.

Rain Penetration

Rain penetration of asbestos cement boarding is another common issue in Universal houses. This can lead to dampness and mould growth, which can affect the indoor air quality and overall living conditions.

Chimney Stack Cracking

Cracking of chimney stacks above roof level is a frequent problem in Universal houses. This can result in water ingress and potential structural damage if not addressed promptly.

Defective Premises Act Considerations

Universal houses are not explicitly classified as defective under the Defective Premises Act. However, the presence of asbestos and the potential for severe structural issues due to corrosion and cracking necessitate thorough inspections and appropriate remedial actions. Home buyers and investors should be aware of these risks and factor them into their decision-making process.

Inspection Tips for Universal Houses

External Walls

When inspecting a Universal house, pay close attention to the condition of the external walls. Look for signs of cracking, corrosion, and rain penetration. If the walls are rendered, check for any areas where the render has deteriorated or detached.

Roof and Chimney

Examine the roof for missing or damaged tiles and inspect the chimney stack for cracks. Ensure that the roof structure is sound and free from significant sagging or other deformities.

Asbestos Materials

Identify any asbestos-containing materials in the property, such as asbestos cement sheets used in external walls and partitions. If you suspect the presence of asbestos, seek professional advice for testing and safe handling.

Structural Integrity

Assess the overall structural integrity of the property, paying particular attention to the condition of the RSC stanchions and reinforcement in the concrete. Look for signs of severe corrosion and take note of any areas where the concrete appears weakened or cracked.

Dampness and Mould

Check for signs of dampness and mould, particularly in areas where rain penetration is likely. This includes the external walls, roof, and any areas where asbestos cement boarding is used.

Typical Construction Details

Substructure

The substructure of a Universal house typically consists of concrete strip footings, concrete under-building, and a concrete slab. A damp-proof course (DPC) is presumed to be present, although its condition should be verified during an inspection.

External Walls

The external walls are constructed using horizontal asbestos cement channel section boards, 6 3/4″ clinker and dense aggregate reinforced concrete with horizontal reinforcement, and 3 1/2″ x 2″ RSC stanchions. Timber battens lined with asbestos cement sheets and timber cover fillets are also used.

Separating Wall

The separating wall between semi-detached units is made of 7 1/2″ clinker reinforced concrete with RSC stanchions and timber battens lined with asbestos cement sheets.

Partitions

Internal partitions are typically constructed from clinker aggregate concrete or timber stud lined with asbestos cement sheets.

Ground and First Floors

The ground floor is made of concrete, while the first floor consists of timber boarding on timber joists.

Roof

The roof structure is made of timber rafters covered with concrete or clay tiles.

Variants and Modifications

Rendered External Walls

Some Universal houses have external walls that are rendered throughout or to the first floor level. This can provide additional protection against weathering and improve the property’s aesthetic appeal.

Brick Overcladding

In some cases, the external walls have been overclad with 4 1/2″ brick. This modification can enhance the thermal performance and durability of the property.

Brick External Walls

A variant of the Universal house features external walls made entirely of 4 1/2″ brick bonded directly to the reinforced concrete. This construction method offers improved structural stability and resistance to weathering.

Timber Stud Partitions

Some Universal houses have internal partitions made of timber stud lined with asbestos cement sheets. This construction method provides flexibility in the layout and design of the interior spaces.

Clay Tile Roof

While most Universal houses have roofs covered with concrete tiles, some variants feature clay tiles. Clay tiles offer a traditional aesthetic and can provide better durability and weather resistance.

Typical Defects in Universal Houses

Corrosion of RSC Stanchions

Severe corrosion of the RSC stanchions is a common defect in Universal houses. This can compromise the structural integrity of the property and requires regular monitoring and maintenance.

Cracking of Concrete

Cracking of the concrete external walls and asbestos cement channel section boarding is another frequent issue. This can result from high carbonation levels, chloride-induced corrosion, or general wear and tear.

Rain Penetration

Rain penetration of asbestos cement boarding can lead to dampness and mould growth, affecting the indoor air quality and overall living conditions.

Asbestos-Related Issues

The presence of asbestos-containing materials in the external walls and partitions poses significant health risks. Proper handling and remediation are essential to ensure the safety of the occupants.

Chimney Stack Cracking

Cracking of chimney stacks above roof level is a common defect in Universal houses. This can result in water ingress and potential structural damage if not addressed promptly.

Conclusion

Universal houses, with their distinctive construction features and historical significance, offer unique opportunities for home buyers and investors. However, understanding the potential hazards and risks associated with these properties is crucial. By paying close attention to the condition of the external walls, roof, and structural elements, and addressing any asbestos-related issues, you can ensure the safety and longevity of your investment.

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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