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Non-standard construction guide

Laing Easiform houses

Easiform was the building firm John Laing's method of casting concrete walls on site, used over several decades. The main risks come from steel in the walls corroding.

Updated 23 September 2026

What it is

Easiform is a method of building walls from concrete cast on site, used by the building firm John Laing. Instead of assembling factory-made panels, builders poured concrete into reusable shuttering (formwork) set up where the walls were to stand. Laing used Easiform before the Second World War and in large numbers after it, much of it for council housing.

Earlier Easiform houses generally have solid concrete walls. Post-war houses typically have cavity walls: two leaves of dense concrete with a gap between them, joined by metal wall ties. Steel reinforcement was cast into the walls in places, for example over window and door openings.

Easiform is an in-situ (cast in place) system rather than a precast one, and it was not among the house types designated defective in the 1980s. Our PRC houses guide explains what designation means.

How to recognise it

  • Rendered or painted concrete walls with no brick courses, often on an estate of houses of the same design built at the same time.
  • Neighbouring houses of the same design, some of which may have had insulation added to the outside.
  • In the roof space, gable or party walls that may be of dense concrete rather than brick or block.
  • An EPC that describes the walls as "system built".

Easiform houses can look like rendered brick houses, and over-cladding makes them harder still to identify. The roof space, the paperwork and a look at neighbouring houses usually help.

Common problems

  • Wall ties. In cavity versions, the metal ties joining the two leaves can corrode over time. Signs can include cracking, bulging or displacement of the outer leaf, but ties can deteriorate without obvious signs, so their condition can only be confirmed by looking inside the cavity.
  • Carbonation and corroding reinforcement. Concrete protects the steel inside it until carbonation, a slow reaction with carbon dioxide in the air, works in from the surface and reaches it. Where steel is close to the surface, for example around windows and doors, it can then rust and expand, cracking the concrete or making pieces break away. Rust staining is a warning sign.
  • Cracking. Shrinkage and movement with changes in temperature can cause cracks, often at openings and corners. Cracks let water into the wall, which can speed up corrosion.
  • Cold walls and condensation. Dense concrete is a poor insulator. Cold spots at window heads, floor edges and corners can lead to condensation and mould.
  • Insulation and finishes. External insulation or new render can improve comfort but hides the concrete, and badly detailed work can trap water. Ask for details of the work, any guarantee and any building control records.
  • Alterations. Openings cut into concrete walls need a properly designed beam or lintel.

Mortgages and insurance

Easiform was not designated defective, but lenders treat it as non-standard construction. Some lenders will consider Easiform houses, sometimes only with a satisfactory structural engineer's report, and others will not lend on them. Policies change, so check with your lender or broker before you pay for a survey.

Tell your insurer the construction type, and ask your conveyancer to check the paperwork for any wall tie replacement, insulation or structural repairs.

What we check

In a Level 3 Building Survey of an Easiform house we:

  • confirm the construction as far as a visual inspection allows, including from the roof space
  • record cracks, rust staining and spalling, especially around openings
  • look for signs that could point to wall tie problems, such as cracking or bulging of the outer leaf
  • check render, paint and any external insulation, including at the base of the walls and around windows
  • look for condensation, mould and cold spots
  • use a drone to look at the roof, chimneys and gutters, where flight is permitted
  • ask for engineer's reports, wall tie replacement records and guarantees

We cannot see wall ties or reinforcement without opening up. Where the signs point to a problem, or your lender asks for it, we recommend a structural engineer or a specialist wall tie inspection.

What we have found locally

Reports that recorded Laing Easiform construction:

1 DBISS survey report since 2022

We have recorded Easiform construction in the OX3 postcode district of Oxford. Rendered Easiform houses can be mistaken for rendered brick or for other concrete systems, such as Wimpey No-Fines, so identifying the system correctly is the first step.

Sources

Questions

Is Laing Easiform designated defective?

No. The housing defects designations of the 1980s covered types of precast reinforced concrete (PRC) house. Easiform walls were cast on site, and Easiform was not among the types listed.

Do Easiform houses have cavity walls?

Post-war Easiform houses generally have cavity walls, with two leaves of concrete joined by metal ties. Earlier examples generally have solid concrete walls. A surveyor or engineer can usually establish which type you have.

Can I get a mortgage on an Easiform house?

Some lenders will consider Easiform houses, sometimes only with a satisfactory structural engineer's report, and others will not. Policies vary and change, so check with your lender or broker before you pay for a survey.

How are the wall ties checked?

Ties are hidden inside the wall, so their condition can only be confirmed by looking into the cavity, usually with an inspection camera through a small drilled hole, or by opening up. This is work for a structural engineer or a wall tie specialist.

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