Understanding the Simms Sons & Cooke SWPA House

The Simms Sons & Cooke SWPA house, also known as the West Pennine or simply the Simms, is a distinctive property type that emerged in the 1960s. With approximately 1,500 units constructed, these homes are primarily found in the West Pennine area. They are a testament to the post-war era’s innovative approach to housing, designed to meet the urgent demand for affordable and quickly constructed homes. This article delves into the intricacies of these properties, offering valuable insights for potential buyers and investors.

Historical Context and Manufacturing Background

Simms Sons & Cooke, a prominent name in the construction industry during the 1960s, were the masterminds behind the SWPA house. The design was a collaborative effort with West Pennine Housing Association, aiming to provide efficient and cost-effective housing solutions. These homes were predominantly built as bungalows and two-storey semi-detached or terraced houses, catering to the diverse needs of families during that period.

Architectural Characteristics and Design Features

The Simms Sons & Cooke SWPA houses are easily identifiable by their medium pitch gable roofs, typically covered with concrete tiles. The front and rear external walls often feature vertical timber boarding or mathematical tile hanging up to the first-floor level, with vertical timber boarding above. Some variations include plywood sheathing above ground floor and first-floor window heads, and certain models have an upper storey that projects over the lower storey. The gable walls are constructed entirely of brick, while the brick separating wall extends beyond the front and rear walls, providing a unique architectural feature.

Construction Details

Understanding the construction details of the Simms Sons & Cooke SWPA house is crucial for potential buyers and investors. These homes are built on concrete strip footings with a concrete slab thickened around the perimeter. The substructure includes a damp-proof course (DPC) to prevent moisture ingress. The external walls are of balloon frame construction, with eaves height timber frame panels overlaid with building paper and directly clad with vertical tongue and groove (T&G) timber boarding. The interior is lined with foil-backed plasterboard, and mineral wool insulation is placed between the frame studs for thermal efficiency.

The gable wall is constructed of cavity brick throughout, while the separating wall is a robust 9-inch brick. Internal partitions are made of timber stud lined with plasterboard. The ground floor is typically concrete, while the first floor features T&G boarding on timber joists. Ceilings are finished with plasterboard, and the roof comprises timber trusses, bituminous felt, and concrete tiles, with mineral wool insulation at ceiling level.

Potential Hazards and Risks

While the Simms Sons & Cooke SWPA houses offer unique architectural charm, they also come with certain risks and hazards that potential buyers should be aware of. Localised decay of ground floor boarding and window and door frames is a common issue, often due to moisture ingress or inadequate maintenance. Additionally, there may be a localised absence of foil-backing to plasterboard linings, or the foil-backing may be corroded, compromising the thermal efficiency and fire resistance of the property.

Another significant concern is the impaired fire stopping in the roof space of the separating wall, which can pose a serious safety risk. It is essential for buyers to conduct thorough inspections and address these issues promptly to ensure the safety and longevity of the property.

Defective Premises Act Considerations

The Simms Sons & Cooke SWPA houses are not classed as defective under the Defective Premises Act. However, it is crucial for buyers to be aware of the potential defects and maintenance requirements associated with these properties. Regular inspections and timely repairs can help mitigate risks and maintain the property’s value.

Inspection Tips for Simms Sons & Cooke SWPA Houses

When inspecting a Simms Sons & Cooke SWPA house, it is essential to pay close attention to specific areas that are prone to defects. Here are some key inspection tips:

1. Check for Decay: Inspect the ground floor boarding, window frames, and door frames for signs of decay or moisture damage. Look for soft spots, discoloration, or mould growth, which may indicate underlying issues.

2. Examine Plasterboard Linings: Ensure that the foil-backing on plasterboard linings is intact and not corroded. This is crucial for maintaining the thermal efficiency and fire resistance of the property.

3. Assess Fire Stopping: Inspect the roof space of the separating wall for impaired fire stopping. Ensure that fire barriers are in place and in good condition to prevent the spread of fire between properties.

4. Evaluate Insulation: Check the mineral wool insulation in the walls and roof for any signs of damage or deterioration. Proper insulation is essential for energy efficiency and comfort.

5. Inspect External Cladding: Examine the vertical timber boarding and mathematical tile hanging for any signs of damage or wear. Ensure that the cladding is securely attached and free from rot or decay.

6. Review Structural Integrity: Assess the overall structural integrity of the property, paying attention to any signs of movement or settlement. Look for cracks in the walls or foundation, which may indicate structural issues.

Common Defects in Simms Sons & Cooke SWPA Houses

Despite their unique design and construction, Simms Sons & Cooke SWPA houses are susceptible to certain common defects. Being aware of these issues can help buyers make informed decisions and plan for necessary repairs or maintenance.

1. Moisture Ingress: Due to the timber frame construction and external cladding, these houses are prone to moisture ingress, leading to decay and rot. Regular maintenance and proper sealing can help prevent moisture-related issues.

2. Thermal Bridging: The absence or corrosion of foil-backing on plasterboard linings can result in thermal bridging, reducing the property’s energy efficiency. Upgrading insulation and addressing any gaps can improve thermal performance.

3. Fire Safety Concerns: Impaired fire stopping in the roof space of the separating wall is a significant safety concern. Ensuring that fire barriers are intact and compliant with current regulations is essential for occupant safety.

4. Structural Movement: Some Simms Sons & Cooke SWPA houses may experience structural movement or settlement, leading to cracks in the walls or foundation. Regular inspections and addressing any signs of movement promptly can help maintain structural integrity.

5. Cladding Deterioration: The external cladding, whether timber boarding or mathematical tile hanging, may deteriorate over time due to weather exposure. Regular maintenance and timely repairs can help preserve the property’s appearance and protect against further damage.

Conclusion

The Simms Sons & Cooke SWPA house is a unique and historically significant property type that offers both charm and challenges. Understanding the construction details, potential hazards, and common defects associated with these homes is crucial for buyers and investors. By conducting thorough inspections and addressing any issues promptly, you can ensure the safety, comfort, 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.

---