Understanding the Woolaway House

The Woolaway house, a type of system-built property, holds a unique place in the history of British housing. Constructed primarily between 1946 and 1956, these homes were part of the post-war effort to address the housing shortage. With approximately 5,500 units built, Woolaway houses are found in various parts of the UK, often in suburban and semi-rural areas. This article delves into the intricacies of Woolaway houses, from their construction and typical characteristics to the potential hazards and considerations for buyers and investors.

Historical Context and Manufacturers

Post-War Housing Boom

The period following World War II saw a significant demand for housing in the UK. Traditional building methods were too slow to meet the urgent need, leading to the development of various system-built homes. Woolaway houses were among these innovative solutions, designed to be quickly assembled and cost-effective.

Key Players

The primary manufacturers of Woolaway houses were W Woolaway & Sons Ltd and Tarran Industries. These companies were instrumental in producing homes that could be rapidly constructed to accommodate the growing population. The design and construction methods employed by these manufacturers were reflective of the era’s technological advancements and the pressing need for efficient housing solutions.

Typical Characteristics of Woolaway Houses

Structural Design

Woolaway houses are typically two-storey semi-detached or terraced properties. They are easily identifiable by their medium pitch gable roofs covered with tiles and their fully rendered external walls. A distinctive feature is the metal cowl on the chimney, which adds to their unique appearance.

Construction Details

Substructure

The foundation of a Woolaway house is a concrete raft, thickened to form footings under the external walls. This provides a stable base for the structure. A damp-proof course (DPC) is included to prevent moisture from rising through the foundation.

Frame

The main frame consists of storey-height 6″ x 6″ aerated precast concrete (PC) columns. These columns are crucial for the structural integrity of the house. At the first floor and eaves level, rebated precast concrete ring beams provide additional support.

External Walls

The external walls are made of rendered 4′ x 2′ x 2″ aerated precast concrete panels. These panels are bolted to the frame with six bolts per panel, ensuring a secure attachment. The walls also feature a cavity, which helps with insulation and moisture control.

Internal Partitions

Internal partitions are typically timber stud lined with plasterboard. This construction method allows for flexibility in the interior layout and ease of modifications if needed.

Floors

The ground floor consists of timber boarding on timber joists, while the first floor features timber boarding on timber joists supported by metal stirrups. This combination provides a sturdy and resilient flooring system.

Roof

The roof is constructed with timber rafters and covered with tiles. This traditional roofing method offers durability and weather resistance.

Common Defects and Hazards

Designated Defective

Woolaway houses are classified as defective under the Defective Premises Act. This designation is due to several inherent issues in their construction, which can pose risks to occupants and affect the property’s value.

Cracking in PC Columns

One of the most common defects in Woolaway houses is cracking in the precast concrete columns. This can compromise the structural integrity of the house and may require significant repairs.

Carbonation and Chloride Levels

High rates of carbonation and low levels of chloride in the precast concrete columns are also prevalent. Carbonation can weaken the concrete, while low chloride levels can lead to corrosion of the steel reinforcement within the columns.

Cracking of Aerated PRC Panels

The aerated precast concrete panels used in the construction of Woolaway houses are prone to cracking. This can lead to water ingress and further structural issues if not addressed promptly.

Corrosion of Fixing Bolts

The bolts used to attach the panels to the frame are susceptible to corrosion. This can weaken the overall structure and necessitate replacement of the bolts to maintain safety.

Inspection Tips for Surveyors

Identifying Woolaway Houses

When inspecting a property, surveyors should look for the characteristic features of Woolaway houses, such as the medium pitch gable roof, fully rendered external walls, and metal cowl on the chimney. These visual cues can help in identifying the property type.

Checking for Structural Issues

Surveyors should pay close attention to the precast concrete columns and panels. Look for signs of cracking, spalling, or other damage. Use a carbonation test to assess the condition of the concrete and check for corrosion in the fixing bolts.

Assessing Moisture Levels

Given the potential for water ingress through cracked panels, it is essential to check for signs of dampness or mould inside the property. Use a moisture meter to measure the levels of moisture in the walls and floors.

Evaluating the Roof

Inspect the roof for any missing or damaged tiles. Check the condition of the timber rafters and ensure there are no signs of rot or insect infestation.

Reviewing the Foundation

Examine the concrete raft foundation for any signs of movement or cracking. Ensure that the damp-proof course is intact and functioning correctly.

Considerations for Buyers and Investors

Financial Implications

The designation of Woolaway houses as defective can have significant financial implications. Buyers and investors should be aware that obtaining a mortgage on such properties can be challenging. Lenders may require extensive surveys and repairs before approving a loan.

Renovation and Repair Costs

Renovating a Woolaway house can be costly, especially if structural repairs are needed. Potential buyers should factor in these costs when considering a purchase. It is advisable to obtain a detailed survey and cost estimate from a qualified surveyor.

Insurance Considerations

Insuring a Woolaway house can also be more expensive due to the potential risks associated with the property type. Buyers should shop around for insurance quotes and ensure they have adequate coverage for any potential issues.

Long-Term Viability

While Woolaway houses can be a viable investment, it is essential to consider the long-term viability of the property. Ensure that any necessary repairs and renovations are carried out to maintain the structural integrity and value of the house.

Conclusion

Woolaway houses represent a unique chapter in the history of British housing. While they offer a glimpse into the post-war era’s innovative construction methods, they also come with their own set of challenges. Understanding the typical characteristics, common defects, and potential hazards of Woolaway houses is crucial for buyers and investors. By conducting thorough inspections and considering the financial implications, you can make informed decisions and safeguard 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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