Historical Context and Background

The Vine & Vine house, a distinctive property type in the UK, was designed by the architectural firm Vine & Vine and manufactured by Mattock & Parsons. These houses were constructed in the post-World War II era, specifically around 1948, as part of the effort to address the housing shortage. The Vine & Vine houses are typically found in suburban areas, often in semi-detached configurations. They are known for their unique construction methods and materials, which were innovative at the time but now present certain challenges for modern homeowners and investors.

Identification Characteristics

Architectural Features

Vine & Vine houses are easily identifiable by their 2-storey semi-detached design. They feature a medium pitch gable roof covered with clay tiles, which is a hallmark of their architectural style. The external walls are made of concave asbestos cement sheets, which are sprung between small section eaves height timber posts. Some of these houses also have single-storey garage extensions, adding to their suburban charm.

Construction Materials

The construction of Vine & Vine houses involves a variety of materials and techniques that were considered advanced for their time. The substructure consists of a reinforced concrete (RC) slab, which is thickened below external and separating walls to form trench footings. This slab projects 3 feet beyond the external walls to form a path around the house, providing a practical and aesthetic feature.

The external walls are constructed using a combination of materials, including 2″ x 2″ eaves height moulded and grooved timber posts connected by 1/2″ mild steel (MS) tubes. The walls are further reinforced with clinker no-fines RC, which includes horizontal MS bars at various levels for added strength. The internal partitions are made of 2 1/2″ clinker concrete blocks lined with hardboard on timber battens, with vertical joints covered by timber battens.

Roof and Floors

The roof of a Vine & Vine house is constructed using timber rafters and purlins, covered with clay tiles. The ground floor is made of concrete, while the first floor consists of timber boarding on timber joists bolted to rolled steel angles (RSA). Intermediate support to the joists is provided by a 6″ x 3″ rolled steel joist (RSJ) spanning between cross walls and a 5″ x 3″ steel stanchion.

Typical Hazards and Risks

Asbestos Concerns

One of the primary concerns with Vine & Vine houses is the use of asbestos cement sheets in the external walls. Asbestos, while a popular building material in the mid-20th century due to its fire-resistant properties, is now known to pose significant health risks. Asbestos fibres, when inhaled, can cause serious respiratory diseases, including asbestosis, lung cancer, and mesothelioma. Therefore, any renovation or demolition work on these houses must be carried out with extreme caution and in compliance with current asbestos regulations.

Structural Integrity

The use of clinker no-fines concrete and mild steel reinforcement in the construction of Vine & Vine houses can also present challenges. Over time, the steel reinforcement can corrode, leading to a loss of structural integrity. This is particularly a concern in areas with high humidity or exposure to salt, which can accelerate the corrosion process. Regular inspections and maintenance are essential to ensure the long-term stability of these properties.

Thermal Insulation

Another common issue with Vine & Vine houses is poor thermal insulation. The original construction materials and methods did not prioritize energy efficiency, leading to higher heating costs and less comfortable living conditions. Retrofitting these houses with modern insulation materials can be a complex and costly process, but it is often necessary to meet current energy efficiency standards.

Defective Premises Act Considerations

Under the Defective Premises Act, a property is considered defective if it is not fit for habitation or if it poses a risk to the health and safety of its occupants. While Vine & Vine houses were not specifically investigated by the Building Research Establishment (BRE), the use of asbestos and potential structural issues could classify them as defective under certain circumstances. Homebuyers and investors should be aware of these risks and consider obtaining a thorough building survey before purchasing a Vine & Vine house.

Inspection and Assessment Guide

Pre-Inspection Preparation

Before conducting an inspection of a Vine & Vine house, it is essential to gather as much information as possible about the property. This includes reviewing any available building plans, previous inspection reports, and maintenance records. It is also advisable to familiarize yourself with the relevant BRE guidance on the inspection and assessment of reinforced concrete durability, including:

• Corrosion of steel in concrete (BRE Digest 444, Parts 1–3)
• Repair and maintenance of reinforced concrete (BR 254)
• Carbonation depths in structural-quality concrete (BR 19)

External Inspection

Roof

Begin the inspection by examining the roof. Look for any signs of damage or wear to the clay tiles, such as cracks, missing tiles, or moss growth. Check the condition of the timber rafters and purlins, paying particular attention to any signs of rot or insect infestation.

Walls

Inspect the external walls for any signs of damage or deterioration. Look for cracks, bulging, or loose asbestos cement sheets. Check the condition of the timber posts and mild steel tubes, and look for any signs of corrosion or rot. If the property has a single-storey garage extension, inspect this area as well.

Internal Inspection

Floors

Examine the ground floor for any signs of cracking or unevenness in the concrete. Check the first floor for any signs of sagging or movement in the timber boarding and joists. Pay particular attention to the condition of the rolled steel joists and stanchions, looking for any signs of corrosion or damage.

Partitions

Inspect the internal partitions for any signs of damage or deterioration. Look for cracks, loose hardboard, or signs of moisture ingress. Check the condition of the timber battens and vertical joints, and ensure that the sliding wooden partition between the dining, kitchen, and living areas is functioning correctly.

Structural Elements

Reinforced Concrete

Examine the reinforced concrete elements of the property, including the substructure, external walls, and separating walls. Look for any signs of cracking, spalling, or corrosion of the steel reinforcement. Use a carbonation depth test to assess the condition of the concrete and determine if any remedial work is required.

Asbestos

If the property contains asbestos cement sheets, it is essential to conduct a thorough asbestos survey. Look for any signs of damage or deterioration to the asbestos materials, and ensure that any work involving asbestos is carried out by a licensed contractor in compliance with current regulations.

Typical Defects and Maintenance Tips

Common Defects

Asbestos Deterioration

Asbestos cement sheets can deteriorate over time, leading to the release of harmful asbestos fibres. Regular inspections and maintenance are essential to ensure the safety of the occupants. If any damage is found, it is crucial to have it repaired or removed by a licensed asbestos contractor.

Corrosion of Steel Reinforcement

The steel reinforcement in the reinforced concrete elements of Vine & Vine houses can corrode over time, leading to a loss of structural integrity. Regular inspections and maintenance are essential to identify and address any signs of corrosion. This may involve applying protective coatings to the steel or carrying out more extensive repairs to the concrete.

Timber Decay

The timber elements of Vine & Vine houses, including the rafters, purlins, posts, and battens, can be susceptible to rot and insect infestation. Regular inspections and maintenance are essential to identify and address any signs of decay. This may involve treating the timber with preservatives or replacing damaged sections.

Maintenance Tips

Regular Inspections

Conduct regular inspections of the property to identify and address any potential issues before they become more serious. This should include checking the condition of the roof, walls, floors, partitions, and structural elements, as well as conducting an asbestos survey if necessary.

Preventative Maintenance

Implement a preventative maintenance program to address any potential issues before they become more serious. This may include applying protective coatings to the steel reinforcement, treating the timber with preservatives, and carrying out regular repairs to the roof and walls.

Energy Efficiency Improvements

Consider retrofitting the property with modern insulation materials to improve energy efficiency and reduce heating costs. This may involve adding insulation to the external walls, roof, and floors, as well as upgrading the windows and doors.

Conclusion

The Vine & Vine house, with its unique construction methods and materials, presents both opportunities and challenges for homebuyers and investors. While these properties have a distinctive charm and historical significance, they also come with certain risks and maintenance requirements. By understanding the typical characteristics, hazards, and defects associated with Vine & Vine houses, you can make informed decisions and ensure the long-term safety and stability 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.