Overview
The Newland house, also known as the Tarran-Newland, is a precast reinforced concrete (PRC) house from the period after the Second World War. It was manufactured by Tarran Industries Ltd, designed by R Tarran, and built between 1944 and 1956 to address the post-war housing shortage.
Approximately 8,000 were built, a figure that includes the related Dorran, Myton and Tarran houses. They are found in various regions across the UK, as two-storey semi-detached or terraced houses.
Typical characteristics & construction
The house sits on concrete strip footings and brick under-building, with a damp-proof course (DPC). The external walls are PRC kerb units and storey-height PRC cladding panels, bolted together through mild steel dowels and steel cleats. Behind them is timber stud framing infilled with glass wool insulation and lined with plasterboard. The panel joints are caulked with tarred rope. RSC ring beams sit on timber bearing plates, and the walls also include PRC cover panels and timber wall plates. The gable apex is clad with asbestos cement sheets.
The separating wall is a PRC panel cavity wall faced with timber studs lined with plasterboard, and partitions are timber studs lined with plasterboard. The ground floor is concrete. The first floor is timber boarding on twin back-to-back RSC floor beams, supported by single-storey tubular steel columns at the centre of the house. Ceilings are plasterboard, and the roof is RSC trusses with tiles.
Variants include mitred joints in place of corner columns, external walls lined with fibreboard, a brick and block cavity separating wall, and a roof covering of asbestos cement sheets.
| Element | Typical construction | Inspection focus |
|---|---|---|
| Substructure | Concrete strip footings, brick under-building, DPC | Dampness |
| External walls | PRC kerb units and storey-height PRC cladding panels bolted through MS dowels and steel cleats; insulated timber stud lining; tarred rope joints | Cracking and spalling of panels, columns and kerb units; deterioration of joint caulking |
| Gable apex | Asbestos cement sheets | Damage, asbestos condition |
| Separating wall and partitions | PRC panel cavity wall faced with plasterboard-lined studs; timber stud partitions | Movement, cracking, condition of linings |
| Floors | Concrete ground floor; timber boarding on twin RSC beams and central tubular steel columns | Dampness, structural movement |
| Ceilings | Plasterboard | Sagging, water damage |
| Roof | RSC trusses with tiles or asbestos cement sheets | Damaged coverings, corrosion of trusses |
Potential hazards & inspection priorities
Primary concern: cracking and spalling of the concrete
Cracking and spalling of the columns, panels and kerb units is one of the most common issues in Newland houses. Carbonation rates measured inside and outside the house differ appreciably, and this is often behind the damage. Significant levels of cast-in chloride are sometimes found as well, which leads to corrosion of the steel reinforcement within the concrete.
The PRC panels and kerb units should be checked for cracking and spalling, and the panel joints for deterioration of the tarred rope caulking.
Secondary concern: asbestos
The asbestos cement sheets in the roof and gable apex pose a health risk, particularly when disturbed or damaged. Where present, they should be in good condition and left undisturbed. Damaged asbestos material should be assessed and managed by a qualified asbestos professional.
Long-term consideration: the steel and internal structure
The RSC roof trusses should be in good condition and free from corrosion, and roof coverings free from damage. Internally, walls and partitions should be checked for movement or cracking, floors for dampness or structural movement, and plasterboard ceilings for sagging or water damage.
Is this house right for you?
The Newland house is part of a significant period of British housing history, but it comes with inherent risks and known defects. Understanding them is the basis of an informed decision.
- Commission a full building survey
- Establish whether the house has been repaired, and how
- Check the columns, panels and kerb units for cracking and spalling
- Identify the asbestos cement and confirm its condition
In practice, the condition of the concrete and the history of any repair work decide whether a particular Newland house is a sound purchase.
Mortgage & resale considerations
Newland houses are designated defective under the Housing Defects Act 1984. The designation is based on the inherent structural issues of the PRC construction, and it is the central point to understand before buying.
What a survey can — and cannot — tell you
A building survey provides an informed assessment of the visible condition and construction of a Newland house. Inspections are non-intrusive and limited to areas that are accessible at the time of inspection.
- Identify visible cracking and spalling to PRC panels, columns and kerb units
- Check the panel joints and tarred rope caulking where visible
- Comment on roof coverings and gable cladding, including suspected asbestos cement
- Review walls, partitions, floors and ceilings for movement, damp and water damage
- Highlight defects that may require repair, monitoring, or further investigation
However, there are limitations to what a survey can determine without intrusive investigation.
- Measure carbonation depth or chloride content in the concrete
- Confirm the condition of reinforcement, dowels and cleats concealed within the walls
- Confirm whether materials contain asbestos without specialist sampling
- Inspect areas that are inaccessible or covered at the time of inspection
Where higher-risk indicators are identified, further specialist or intrusive investigation may be recommended.
