Overview
The Livett-Cartwright house, sometimes referred to as the Bell-Livett, is a form of post-war, non-traditional housing developed in response to acute shortages following the Second World War. These properties were manufactured by N B Bell & Co. Ltd and constructed between 1948 and 1956, with around 2,500 units built, predominantly for local authority use.
Typical characteristics & construction
Livett-Cartwright houses are typically two-storey, semi-detached dwellings with a medium-pitched hipped roof. Roof coverings are commonly profiled asbestos cement sheets, although some later or altered examples have interlocking concrete tiles.
External walls are formed from storey-height exposed aggregate or plain PRC panels with L-shaped corners. These are backed by a cavity containing glass fibre insulation quilt, with internal timber framing lined in plasterboard. A projecting band course at first-floor window sill level and flat concrete door canopies are common identifying features.
| Element | Typical construction | Inspection focus |
|---|---|---|
| Substructure | Concrete pads, PRC plinth units, concrete slab with DPC | Settlement, moisture bridging, condition of plinths |
| Frame | Steel RSJ and RSA frame with protective coatings | Corrosion, particularly at stanchion bases |
| External walls | Storey-height PRC panels with insulated cavity | Spalling, cracking, panel joints |
| Floors | Concrete ground slab; composite lattice joists at first floor | Deflection, moisture-related deterioration |
| Roof | Timber rafters and purlins with asbestos cement or concrete tiles | Covering condition, fixings, water ingress |
Potential hazards & inspection priorities
The most significant issues associated with Livett-Cartwright houses relate to corrosion of the steel frame and deterioration of PRC elements. Minor corrosion to RSJ stanchions, particularly at base level and where they pass through PRC plinths, is a common inspection finding.
Spalling of concrete panels, window sills, and door canopies is also frequently observed. This is often linked to moisture ingress and long-term exposure, with deteriorated mortar joints between panels increasing the risk of water penetration.
Is this house right for you?
Purchasers considering a Livett-Cartwright house should be comfortable with non-traditional PRC construction and the likelihood of ongoing maintenance. The condition of the steel frame and concrete panels will have a direct bearing on future repair requirements.
- Commission a full building survey
- Understand the implications of PRC construction
- Budget for maintenance and potential concrete repairs
Mortgage & resale considerations
Livett-Cartwright houses are not designated as defective under the Housing Defects Act 1984. However, mortgage acceptance can still vary depending on condition, documentation, and the clarity of professional reporting.
Evidence of regular maintenance, treated corrosion, and sound PRC panels will generally be influential factors when lenders assess these properties.
What a survey can — and cannot — tell you
A building survey provides an informed assessment of the visible condition and construction of a Livett-Cartwright house. Inspections are non-intrusive and limited to areas that are accessible at the time of inspection.
- Identify visible corrosion to steel stanchions and frame elements
- Assess spalling, cracking, and surface deterioration to PRC panels
- Comment on roof coverings, drainage details, and external envelope condition
- Review the general condition of accessible floors, ceilings, and partitions
- Highlight defects requiring repair, monitoring, or further investigation
However, there are limitations to what a survey can determine without intrusive investigation.
- Confirm the condition of concealed steelwork within PRC elements
- Assess hidden structural components behind finishes
- Determine the full extent of internal concrete deterioration
- Inspect areas that are inaccessible at the time of inspection
Where higher-risk indicators are identified, further specialist or intrusive investigation may be recommended.
