Historical Context and Background
The Aberdeen Corporation house, a notable example of system-built properties, was designed by the Aberdeen Corporation and constructed in 1939. These homes were part of a broader initiative to address housing shortages and provide affordable, durable housing solutions. A total of 120 units were built, primarily located in Aberdeen, Scotland. These properties are typically semi-detached and terraced bungalows, as well as chalet bungalows, making them a distinctive feature in the local architectural landscape.
Design and Construction
External Characteristics
Aberdeen Corporation houses are easily identifiable by their steep pitch gable roofs covered with concrete tiles. The external walls are rendered throughout, providing a uniform and robust appearance. Some of these dwellings feature curved bay windows on the front elevation, adding a touch of architectural elegance.
Substructure and Foundations
The substructure of these houses consists of concrete strip footings, which provide a stable and durable foundation. A damp-proof course (DPC) is also incorporated to prevent moisture from rising through the structure, a common issue in older properties.
External Walls
The external walls are constructed from dense reinforced concrete (RC). The front and rear walls are 7 inches thick, while the gable walls are 8 inches thick and lined with woodwool slabs. Horizontal and vertical reinforcement is centrally located within the concrete walls, enhancing their structural integrity.
Separating Walls and Partitions
The separating walls between properties are made from 6-inch precast (PC) blocks, tied to the chimney breast with hoop-iron ties. Internal partitions are constructed from brick and block, providing solid and soundproof barriers between rooms.
Floors and Ceilings
The ground floor construction details are not well-documented, but the first floor typically consists of timber boarding on timber joists. Ceilings are also not well-documented, but they are likely to be constructed from traditional plaster or plasterboard.
Roof Structure
The roof structure comprises timber rafters and timber dormer windows, covered with concrete tiles. This combination provides a durable and weather-resistant roof, capable of withstanding the harsh Scottish climate.
Typical Hazards and Risks
Structural Cracking
One of the most common issues with Aberdeen Corporation houses is the cracking of chimney breasts and stacks. This can be caused by a variety of factors, including thermal movement, settlement, and structural loading. Regular inspections and maintenance are essential to identify and address these issues before they become serious.
Damp and Moisture Ingress
Despite the presence of a damp-proof course, these properties can still be susceptible to damp and moisture ingress, particularly in the external walls and around windows and doors. Regular inspections and maintenance of the DPC, as well as the application of appropriate waterproofing measures, can help mitigate these risks.
Timber Decay
The timber elements of the roof structure and internal floors can be prone to decay, particularly if they are exposed to moisture. Regular inspections and maintenance, including the treatment of timber with appropriate preservatives, can help prevent this issue.
Defective Premises Act Considerations
Aberdeen Corporation houses are not generally classified as defective under the Defective Premises Act. However, it is essential to conduct thorough inspections and assessments to ensure that any potential issues are identified and addressed. This includes checking for structural defects, damp and moisture ingress, and timber decay.
Inspection Checklist for Surveyors
When inspecting an Aberdeen Corporation house, surveyors should consider the following checklist:
- External Inspection:
- Check for cracking in chimney breasts and stacks.
- Inspect the condition of the concrete tiles on the roof.
- Assess the condition of the external render and look for signs of damp or moisture ingress.
-
Examine the condition of the bay windows, if present.
-
Internal Inspection:
- Check for signs of damp or moisture ingress, particularly around windows and doors.
- Inspect the condition of internal partitions and separating walls.
- Assess the condition of the timber elements in the roof structure and internal floors.
-
Look for signs of structural movement or settlement.
-
Substructure and Foundations:
- Check for signs of movement or settlement in the concrete strip footings.
-
Inspect the condition of the damp-proof course and look for signs of rising damp.
-
Utilities and Services:
- Assess the condition of the plumbing and electrical systems.
- Check for any signs of leaks or water damage.
Typical Construction Details
Roof
The roof of an Aberdeen Corporation house is constructed from timber rafters and timber dormer windows, covered with concrete tiles. This provides a durable and weather-resistant roof, capable of withstanding the harsh Scottish climate.
Walls
The external walls are constructed from dense reinforced concrete (RC), with the front and rear walls being 7 inches thick and the gable walls being 8 inches thick and lined with woodwool slabs. Horizontal and vertical reinforcement is centrally located within the concrete walls, enhancing their structural integrity.
Floors
The ground floor construction details are not well-documented, but the first floor typically consists of timber boarding on timber joists. This provides a solid and durable floor structure, capable of supporting the weight of the building and its occupants.
Main Frame
The main frame of the building is constructed from reinforced concrete, providing a strong and durable structure. This is further reinforced with horizontal and vertical reinforcement, centrally located within the concrete walls.
Common Defects
Cracking
Cracking in chimney breasts and stacks is a common issue with Aberdeen Corporation houses. This can be caused by a variety of factors, including thermal movement, settlement, and structural loading. Regular inspections and maintenance are essential to identify and address these issues before they become serious.
Damp and Moisture Ingress
Despite the presence of a damp-proof course, these properties can still be susceptible to damp and moisture ingress, particularly in the external walls and around windows and doors. Regular inspections and maintenance of the DPC, as well as the application of appropriate waterproofing measures, can help mitigate these risks.
Timber Decay
The timber elements of the roof structure and internal floors can be prone to decay, particularly if they are exposed to moisture. Regular inspections and maintenance, including the treatment of timber with appropriate preservatives, can help prevent this issue.
Conclusion
Aberdeen Corporation houses are a distinctive and historically significant type of system-built property. While they offer many benefits, including durability and affordability, they also come with their own set of challenges and potential issues. By understanding the typical construction details, common defects, and potential hazards, home buyers and investors can make informed decisions and ensure that these properties are well-maintained and safe.
At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to uncover any hidden risks. For a thorough building survey, get your instant quote through our online calculator or call us directly on 0330 043 4650. Your home’s safety is our top priority. Disclaimer: This article is provided for general educational purposes only and is based on industry research, professional knowledge, and experience. It does not relate to any specific property and should not be relied upon when making a purchasing decision. Prospective purchasers should always commission an independent RICS-qualified surveyor to conduct a full inspection and provide a report on the actual condition of any property of interest.
