Laing Easi-Form housing
What is Laing Easiform housing?
In post-war Britain, from 1919, Laing Easiform met the nation’s need for more housing. It was cutting edge, fast and cost effective to build. The style was developed by John Laing, founder of the major core infrastructure firm, now known as John Laing. In 1950 their film unit recorded a contemporary documentary detailing their construction:
The Laing Easiform is one of a range of house types that are considered ‘non-traditional construction’. It is made from cast-in-situ concrete.
When were Laing Easiform houses built?
Between 1919 and the 1950s, it was widely adopted by Local Authorities, the MOD and other providers of social housing and was used up until the 1970s. They were built largely between the end of the first world war and the 1970s.
How is Laing Easiform constructed?
There are two construction types:
- type 1 which were built up and until 1925 or so
- type 2 which were built subsequently.
We most often come across Type 2 houses.
The less common type 1 Easiform houses have solid concrete outer walls whilst type 2 are of cast in situ cavity walls – typically 75mm thick inner and outer leaves with 50mm cavity.
Externally the walls were originally finished externally with a render coat but this may have been pebble-dashed or even insulated at a later date as part of refurbishment schemes by local authorities.
The concrete is reinforced in both skins by four horizontal steel bands above and below window openings
The structural pattern of an Easiform building is very similar to a traditional cavity walled brick dwelling with floor and roof loads are taken directly to the foundations via the load-bearing inner skin of the external walls. These are enhanced by wall tie connections to the outer skin.
Are Laing Easiform houses constructed well?
The Laing Easiform is generally accepted as one of the better types and is not (as far as we know) designated as defective under the Housing Act.
In our opinion, and having inspected a fair number, the Easiform provides good accommodation and is often structurally free of significant problems. Research is essential though and apart from your local surveyor we recommend consulting the local authority housing and building control departments to see what repairs may have been carried out previously.
What problems can occur with Laing Easiform houses?
The horizontal steel bands we mentioned can cause problems if the concrete cover is insufficient as they can rust. This causes the surface concrete to fall away in small patches, often exposing rusting beneath. Some remedial schemes have included the cutting out of defective concrete and the insertion of concrete blockwork repairs. Unfortunately, without destructive and invasive investigation, such repairs cannot be easily identified unless the original render finishes have been patch repaired in these locations.
Some wall tie failure can occur as the ties were of steel, this can be more severe if the cavity is insulated as this can allow dampness to develop around the ties and encourage rusting.
The buildings are not especially thermally efficient. Although cavity insulation can be incorporated many schemes involve external insulation and cladding. In our experience enhancing the roof insulation is usually required.
Dampness is not a great problem in these houses but some condensation is quite common. They have an asphalt-based damp proof course at low level to the outer walls, typically between the brick low level dwarf wall and concrete panels cast on to the brickwork.
Given their age and construction style, finding some element of asbestos in these houses is also common – particularly to stair linings, soffit boards, rainwater goods and some partitioning (usually in the bathroom and kitchen).
How can I identify an Easiform house?
Spotting an Easiform can take a little time, especially as there were at least 25 different styles ranging from bungalows and traditional looking homes to four storey apartment blocks. The style has multiple plan forms and different styles of roof treatment – some hipped, some gable-ended.
Most of the clues are in the roof space and to the chimney stack. In the attic the party wall is most likely exposed cast concrete with evidence of horizontal casting lines. We also find it useful to look in under-stair cupboards and where electrical or gas pipes come through and the wall construction and thickness can be identified.
How else is Laing Easiform known?
Easiform is a brand name for a particular cast in-situ concrete home. Other brands include Wimpey No-Fines.
Boot, Cornish and Airey homes are also concrete, but built from pre-cast concrete – we’ll talk about these in another article.
Is it easy to get a mortgage on Laing Easiform homes?
Any non-traditionally constructed house may prove more difficult (or for some types impossible) to mortgage, or may require additional inspections. However, we understand that Laing Easiform is suitable for mortgage with a number of mortgage companies prepared to lend against them (but please take expert financial advice from a mortgage broker).
Should I request a full building survey on a Laing Easiform house?
Yes – we recommend that any house of non traditional build or built before the 1980s should have a full building survey.
There are many houses of this type in London and Kent so we have a lot of experience (you can take a look at our case studies here) – give us a call or get a quote.
Links
- British Postwar Temporary Houses – Wikipedia
- Council of Mortgage Lenders – Non Traditional Housing in the UK
Note: Laing Easiform is also referred to as: Lang Easi Form, Easi-form, Easyform or Easy Form type houses.
Steven Way
Steven Way BSc MIHEEM MFPWS MRICS is the Practice Principal and is a Chartered Building Surveyor. With over 35 years as a practicing surveyor, Steve has a wealth of experience and expertise in both residential and commercial building surveying, party wall advice and disabled access auditing. He has also built his reputation as an expert witness.