Historical Context and Manufacturing

The Wates house, also known as the PH6, is a notable example of post-war British architecture. Manufactured by Wates Ltd, these properties were constructed between 1947 and 1956, a period marked by a significant housing shortage in the UK. The government and private developers sought rapid construction methods to address the urgent need for homes, leading to the development of various system-built properties, including the Wates house.

Wates Ltd, a prominent construction company, played a crucial role in this era by producing approximately 22,000 Wates houses. These properties were primarily built in suburban areas, providing affordable housing solutions for the growing population. The Wates house is typically found in two-storey semi-detached and terraced configurations, making them a common sight in many UK neighbourhoods.

Design and Construction Characteristics

External Features

The Wates house is easily identifiable by its medium pitch hipped or gable roof, usually covered with concrete tiles. The external walls are constructed using storey-height precast reinforced concrete (PRC) panels. These panels are either used throughout the structure or combined with other materials such as tile hanging on the front upper storey or brick on the flank wall. This combination of materials gives the Wates house a distinctive appearance.

Internal Structure

The internal structure of the Wates house is designed for durability and functionality. The substructure consists of concrete strip footings, concrete under-building, and a concrete slab with a damp-proof course (DPC). The external walls are made of PRC panels backfilled with lightweight concrete, providing both strength and insulation. The vertical flanges of these panels are grooved to form continuous spaces filled with concrete, creating reinforced columns at intersections.

The separating walls between properties are also constructed using lightweight PRC panels, ensuring sound insulation and structural integrity. Internal partitions are typically made of brick, adding to the robustness of the overall structure.

Floors and Ceilings

The ground floor of the Wates house is constructed using concrete, while the first floor features timber boarding on timber joists, supported by timber wall plates bolted to PRC string bonding units. Ceilings are generally made of plasterboard, providing a smooth and clean finish.

Roof Structure

The roof of the Wates house is constructed using timber rafters, covered with concrete tiles. This combination ensures a sturdy and weather-resistant roof, capable of withstanding the UK’s variable climate.

Typical Hazards and Risks

While the Wates house was a significant achievement in post-war construction, it is not without its issues. One of the primary concerns with these properties is the corrosion of reinforcement in the structural concrete between PRC panels. This corrosion can lead to cracking and spalling, particularly around apertures and vertical joints between panels.

Another common issue is the cracking of vertical joints between PRC panels, which can compromise the structural integrity of the property. Additionally, the string bonding units, which provide horizontal continuity reinforcement, are prone to cracking and spalling, particularly at first-floor and eaves levels.

These issues are not just cosmetic; they can have serious implications for the safety and longevity of the property. As a result, Wates houses are designated as defective under the Defective Premises Act. This designation means that these properties may require significant repairs and maintenance to ensure they remain safe and habitable.

Inspection Guide for Surveyors

When inspecting a Wates house, it is essential to be thorough and methodical. Here are some key areas to focus on:

External Walls

• Check for Cracking and Spalling: Inspect the PRC panels for any signs of cracking or spalling, particularly around apertures and vertical joints. These issues can indicate corrosion of the reinforcement and may require further investigation.
• Examine the String Bonding Units: Look for any signs of cracking or spalling in the string bonding units at first-floor and eaves levels. These units are crucial for the structural integrity of the property, and any damage should be addressed promptly.
• Assess the Condition of Tile Hanging and Brickwork: If the property features tile hanging or brickwork, check for any signs of damage or deterioration. These materials can provide additional clues about the overall condition of the property.

Internal Structure

• Inspect the Separating Walls: Check the lightweight PRC panels used in the separating walls for any signs of damage or deterioration. These walls are essential for sound insulation and structural integrity.
• Examine Internal Partitions: Look for any signs of cracking or movement in the brick partitions. These issues can indicate underlying structural problems that may require further investigation.

Floors and Ceilings

• Check the Ground Floor: Inspect the concrete ground floor for any signs of cracking or movement. These issues can indicate problems with the substructure or foundation.
• Examine the First Floor: Look for any signs of movement or damage in the timber boarding and joists. These issues can indicate problems with the timber wall plates or PRC string bonding units.
• Assess the Ceilings: Check the plasterboard ceilings for any signs of cracking or sagging. These issues can indicate problems with the roof structure or internal partitions.

Roof Structure

• Inspect the Timber Rafters: Look for any signs of rot or damage in the timber rafters. These issues can compromise the structural integrity of the roof and may require further investigation.
• Examine the Concrete Tiles: Check the condition of the concrete tiles for any signs of damage or deterioration. These issues can indicate problems with the roof covering and may require repairs or replacement.

Typical Defects and Maintenance

Corrosion of Reinforcement

One of the most common defects in Wates houses is the corrosion of reinforcement in the structural concrete between PRC panels. This corrosion can lead to cracking and spalling, particularly around apertures and vertical joints. To address this issue, it is essential to:

• Regularly Inspect the PRC Panels: Conduct regular inspections of the PRC panels to identify any signs of corrosion or damage. Early detection can help prevent further deterioration and reduce the need for extensive repairs.
• Apply Protective Coatings: Consider applying protective coatings to the PRC panels to prevent moisture ingress and reduce the risk of corrosion. These coatings can help extend the lifespan of the panels and improve the overall durability of the property.
• Repair Damaged Panels: If corrosion is detected, it is essential to repair or replace the affected panels promptly. This may involve removing the damaged concrete, treating the reinforcement, and applying new concrete to restore the structural integrity of the property.

Cracking and Spalling

Cracking and spalling are common issues in Wates houses, particularly in the string bonding units and around apertures. To address these issues, it is essential to:

• Regularly Inspect the String Bonding Units: Conduct regular inspections of the string bonding units at first-floor and eaves levels to identify any signs of cracking or spalling. Early detection can help prevent further deterioration and reduce the need for extensive repairs.
• Apply Protective Coatings: Consider applying protective coatings to the string bonding units to prevent moisture ingress and reduce the risk of cracking and spalling. These coatings can help extend the lifespan of the units and improve the overall durability of the property.
• Repair Damaged Units: If cracking or spalling is detected, it is essential to repair or replace the affected units promptly. This may involve removing the damaged concrete, treating the reinforcement, and applying new concrete to restore the structural integrity of the property.

Roof Maintenance

The roof of a Wates house is constructed using timber rafters and concrete tiles, which can be prone to damage and deterioration over time. To maintain the roof, it is essential to:

• Regularly Inspect the Timber Rafters: Conduct regular inspections of the timber rafters to identify any signs of rot or damage. Early detection can help prevent further deterioration and reduce the need for extensive repairs.
• Replace Damaged Rafters: If rot or damage is detected, it is essential to replace the affected rafters promptly. This may involve removing the damaged timber and installing new rafters to restore the structural integrity of the roof.
• Inspect the Concrete Tiles: Check the condition of the concrete tiles for any signs of damage or deterioration. If damaged tiles are detected, it is essential to replace them promptly to prevent water ingress and further damage to the roof structure.

Conclusion

The Wates house is a significant example of post-war British architecture, providing affordable housing solutions during a period of urgent need. While these properties have their challenges, including corrosion of reinforcement, cracking, and spalling, they can be maintained and preserved with regular inspections and timely repairs.

For home buyers and investors, understanding the unique characteristics and potential issues of Wates houses is essential for making informed decisions. By conducting thorough inspections and addressing any defects promptly, these properties can continue to provide safe and comfortable homes for years to come.

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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