Understanding the Rubery Owen House

The Rubery Owen house, a distinctive post-war property, stands as a testament to the innovative construction methods of its time. Built in 1945, these homes were part of a broader effort to address the housing shortage in the UK following World War II. As an expert surveyor, I will guide you through the intricacies of these properties, from their construction to potential hazards, ensuring you are well-informed when considering such an investment.

Historical Context and Manufacturer

Rubery Owen Ltd, a prominent name in the construction industry, manufactured these houses. Known for their engineering prowess, Rubery Owen Ltd ventured into housing to meet the urgent demand for affordable homes. The Rubery Owen house is a two-storey semi-detached property, typically found in suburban areas across the UK. These homes were designed to be both functional and economical, reflecting the post-war ethos of efficiency and practicality.

Construction Characteristics

The Rubery Owen house is characterized by its medium pitch gable roof, covered with profiled asbestos cement sheets. This roofing choice was common in the mid-20th century due to its durability and cost-effectiveness. However, asbestos poses significant health risks, which we will discuss later.

The external walls of these houses are a combination of brick up to the first floor and profiled aluminium sheets above. This design not only provided structural integrity but also reduced construction costs. The use of composite panels of plywood and expanded rubber further exemplifies the innovative approach to materials during this period.

Structural Components

• Substructure: The foundation consists of a concrete slab with brick underbuilding and sleeper walls, providing a stable base for the house.
• Frame: The main frame includes PSJ stanchions, PSC perimeter beams, and floor support joists, all contributing to the house’s robust structure.
• External Walls: The lower section is brick, while the upper section features profiled aluminium sheets, creating a distinctive appearance.
• Separating Wall: A brick cavity wall ensures sound insulation and structural separation between adjoining properties.
• Partitions: Composite plywood panels are used for internal partitions, offering flexibility in interior design.
• Ground Floor: PRC slabs rest on brick sleeper walls, providing a solid and durable ground floor.
• First Floor: Cellular plywood on PS floor joists supports the upper level, with fibreboard ceilings completing the structure.
• Roof: PS trusses support two layers of profiled asbestos cement sheets, a common roofing solution of the era.

Potential Hazards and Risks

While the Rubery Owen house boasts several innovative features, it also presents certain risks that potential buyers should be aware of:

• Asbestos Roofing: The use of asbestos cement sheets poses a significant health risk if disturbed. Asbestos fibres can cause serious respiratory diseases, including asbestosis and mesothelioma. It is crucial to have a professional assessment to determine the condition of the roofing and plan for safe removal or encapsulation if necessary.
• Aluminium Cladding: While durable, aluminium cladding can corrode over time, especially in areas with high humidity or pollution. Regular inspections are essential to identify and address any signs of corrosion.
• Composite Panels: The plywood and expanded rubber panels used in construction may degrade over time, leading to potential structural weaknesses. Regular maintenance and inspections can help mitigate these risks.

Defective Premises Act Considerations

The Rubery Owen house is not classified as defective under the Defective Premises Act. However, due diligence is essential when purchasing such properties. Engaging a qualified surveyor to conduct a thorough inspection will help identify any issues that may not be immediately apparent.

Inspection Guide for Surveyors

When inspecting a Rubery Owen house, surveyors should focus on the following areas:

• Roofing: Check for signs of wear or damage to the asbestos cement sheets. Ensure that any work involving asbestos is carried out by licensed professionals.
• External Walls: Inspect the brickwork for cracks or signs of movement. Examine the aluminium cladding for corrosion or damage.
• Internal Partitions: Assess the condition of composite plywood panels for any signs of deterioration or moisture ingress.
• Structural Frame: Evaluate the integrity of the PSJ stanchions, PSC perimeter beams, and floor support joists. Look for any signs of rust or structural weakness.
• Ground and First Floors: Check for any unevenness or movement in the PRC slabs and cellular plywood flooring. Ensure that the fibreboard ceilings are intact and free from moisture damage.

Variants and Modifications

Over the years, some Rubery Owen houses may have undergone modifications or variations. These can include:

• Single Leaf Brick in Roof Space: Some properties may feature a single leaf brick wall in the roof space, providing additional insulation and structural support.
• Lightweight Concrete Roof Slabs: In some cases, lightweight concrete slabs may replace the original asbestos cement sheets, offering a safer alternative.
• Plasterboard Ceilings: Modern renovations may include plasterboard ceilings, providing a more contemporary finish.
• Glass Wool Insulation: Some properties may have added glass wool insulation at the upper storey ceiling level, improving energy efficiency.
• Rolled Steel Framing: In certain instances, rolled steel framing may replace the original PSJ stanchions, enhancing structural integrity.
• Plasterboard or Fibreboard Linings: Interior linings may vary, with some homes featuring plasterboard or fibreboard for improved aesthetics and insulation.
• First Floor Modifications: The first floor may consist of tongue and groove (T&G) boarding on timber joists, offering a more traditional flooring option.

Maintaining and Improving Rubery Owen Houses

Maintaining a Rubery Owen house requires regular inspections and proactive maintenance. Here are some tips to ensure the longevity and safety of your property:

• Roof Maintenance: Regularly inspect the roof for any signs of damage or wear. If asbestos is present, consult with professionals for safe handling and removal.
• Wall Inspections: Check the condition of both the brick and aluminium sections of the external walls. Address any signs of corrosion or structural movement promptly.
• Interior Upkeep: Maintain the integrity of internal partitions and ceilings by addressing any signs of moisture or damage. Consider upgrading to modern materials for improved insulation and aesthetics.
• Structural Assessments: Periodically assess the condition of the structural frame, including stanchions, beams, and joists. Address any signs of rust or weakness to prevent further deterioration.
• Energy Efficiency Improvements: Consider adding insulation or upgrading windows and doors to improve energy efficiency and reduce heating costs.

Conclusion

The Rubery Owen house represents a unique chapter in the UK’s architectural history. While these properties offer a glimpse into post-war innovation, they also present certain challenges that require careful consideration. By understanding the construction characteristics, potential hazards, and maintenance requirements, you can make an informed decision when purchasing a Rubery Owen house.

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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