Aberdeen City Council (ACC) has declined to offer assistance to homeowners who purchased former council properties constructed with Reinforced Autoclaved Aerated Concrete (RAAC) in their roofs. This is despite the risk of collapse.
Certain homeowners suspect there may be undisclosed motives behind ACC's decision, particularly in light of their consideration to demolish existing Balnagask council homes. For further details, please refer to the linked article (here).
A steering group has established the Torry Community RAAC
Campaign Residents Association to unite homeowners affected by RAAC issues. A
public meeting is scheduled for March 24th, 2024, where a temporarily appointed
Executive Committee will seek ratification. While elections are ongoing, we are
actively seeking two additional members for the Executive. The details of the
event are as follows:
Name: Inaugural TCRC
Meeting Date: March 24th, 2024
Time: 6:00 PM
Location: The White Cockade, 2 Oscar Rd, Aberdeen, AB11 8ER.
A comprehensive update on the current situation of
homeowners was provided last week. For further information, please refer (click here).
Since our last update, TCRC has been diligently working
behind the scenes to advocate for fair treatment for local Balnagask
homeowners.
"We’re aware of the RAAC problems in Balnagask and have been in discussions with ABI member firms and Scottish Government officials on it. ABI has issued guidance to help residents understand the insurance position, but it’s up to individual insurers to decide their commercial appetite for insuring properties affected by RAAC, although the majority of ABI member firms have said they will not cancel policies where RAAC is present. Constituents can shop around to obtain landlord insurance from another carrier but will need to disclose the presence of RAAC in their properties. Constituents may wish to use the British Insurance Brokers Association Find Insurance Service to identify a specialist in landlord insurance cover. "
"If a policyholder is concerned about the presence of RAAC in their building, they should contact their insurer to discuss the matter further.
The majority of Association of British Insurers member firms are not cancelling policies due to the presence of RAAC in homes in Balnagask, and insurers will consider the renewal of home insurance cover for properties with RAAC. If constituents are concerned about what the presence of RAAC in a building might mean for the future of their insurance cover, they should contact their insurer.
Domestic building insurance policies are generally designed to cover damage from named perils such as storms, floods, subsidence, or damage from theft. Homeowners should still be able to claim on their insurance policies if they suffer damage from these perils.
Home insurance is not generally designed to cover wear and tear in a building, damage caused by defective materials, or damage that happens gradually over time. They are not intended to cover design or build defects or to replace construction materials that are gradually deteriorating over time. So, the replacement of RAAC is not likely to be covered.
The Association of British Insurers is discussing the situation in Balnagask with its property insurer members and they understand it is a priority for local parliamentarians, Aberdeen City Council and the Scottish Government.
If your constituent feels that they have been treated unfairly by their insurer, they can first raise this with their insurer through their complaints process. Should the outcome of this be unsatisfactory, they can contact the Financial Ombudsman Service (FOS), which is an impartial adjudicator that has the legal power to award redress when someone has been treated unfairly and can arbitrate on cases. The FOS can be contacted on 0800 032 8000 or at https://www.financial-ombudsman.org.uk/.
Following a distressing incident where a local homeowner received a 14-day cancellation warning from a less scrupulous insurer, many residents in our community were understandably alarmed. However, we are pleased to note that several insurance companies have provided more positive responses to many other local residents. To streamline the process for homeowners affected by the RAAC crisis, we will be compiling a list of insurance companies that have demonstrated favourable attitudes towards our community. This list will aims to facilitate easier identification of suitable insurance options when existing policies expire.
From the ABI email, It’s evident that our current and any future insurance
coverage for homes does not extend to issues related to RAAC, creating a
significant concern for homeowners in our community. However, there is a
glimmer of hope as they state they are in priority discussions with local
parliamentarians, Aberdeen City Council, and the Scottish Government on this
pressing matter. It's a vague statement, but we will continue to monitor these developments closely.
In the meantime, Hannah has taken proactive steps by
reaching out to all MSPs, local councillors, and MP Stephen Flynn, urging them
to consider underwriting claims for RAAC for homeowners. This approach would
allow for spreading the cost over a longer period, with claims processed as and
when needed. Hopefully, this makes the expense more viable for ACC and will trigger a response that fulfills their moral obligations. Additionally, accompanying the underwriting with a grant for the
initial inspection, which involves the installation of intrusive hatches into
ceilings, would make regular annual inspections for homeowners much more
financially viable. Hannah will be sharing responses from all politicians who
choose to reply, keeping our community informed of progress on this crucial
issue.
Some residents have inquired about the potential cost of replacing our existing RAAC roofs with wooden ones. After consulting with a local surveyor, it has been confirmed that the estimated cost would range between £15,000 to £20,000 per home. Undoubtedly, this presents a significant financial burden for most of us.
Furthermore, the surveyor highlighted that most councils prioritize the preservation of local housing stock and would only consider demolishing homes as a last resort. Given the existing shortage of homes in Aberdeen (click here), preserving housing stock should be a local priority. Additionally, considering the number of our homes that share roofs or are adjacent to council homes, the surveyor speculated that once renovation projects commence, the Council may opt to extend the renovation work to homeowner houses as well. While this is speculative, it provides some hope for our situation.
Hannah's personal meeting with MSP Audrey Nicolls on 18th
March 2024, proved to be disappointing as not all of her questions were
adequately addressed, and the response seemed to reiterate that homes with RAAC
are solely the responsibility of the homeowners who purchased them. We will be
preparing a blogpost on this matter for further discussion.
Despite facing an uphill battle, we must remain focused, united, and steadfast in our goals. To this end, we urge all
residents to attend our meeting on March 24th, 2024. Your participation and
support are crucial as we navigate through these challenges together.
Event: TCRC Protest
Date: 28th March 2024
Time: 9am
Location: Marischal College Broad St, Aberdeen AB10 1AB
If you missed my message on Facebook, I urge you to search
for your property value on Zoopla and keep a record of it. While I hope for the
best outcome, it's prudent to be prepared in case things do not go as planned
and we are faced with a Compulsory Purchase Order. Your property value record
could prove to be useful in such a scenario.
MSP Liam Kerr has shared details of two questions he
submitted to the Scottish Government along with their response, which are
displayed at the end of this post. Despite the responses received, it's crucial
not to be discouraged as our campaign is just beginning. I urge everyone to
remain resilient and continue to sign and share our petition. Remember, the
petition can be signed by anyone in support of our cause, not just residents of
Aberdeen. Together, we can amplify our voice and drive positive change. Let's
keep pushing forward with determination and perseverance.
SIGN OUR PETITION (HERE)
8 March 2024
Index Heading: Communities
Liam Kerr (North East Scotland) (Scottish Conservative and Unionist Party): To ask the Scottish Government when it last met with Aberdeen City Council to discuss reinforced autoclaved aerated concrete (RAAC).
S6W-25753
Shirley-Anne Somerville: The Minister for Housing and officials met with the Housing Convenor of Aberdeen City Council and officials on 4 March. Meetings routinely take place at official level including through engagement on the Housing Sub-group of the SG-led Cross Sector Working Group.
Liam Kerr (North East Scotland) (Scottish Conservative and Unionist Party): To ask the Scottish Government what funding it (a) has allocated and (b) plans to allocate to Aberdeen City Council to assist with the local authority's investigatory works in relation to reinforced autoclaved aerated concrete (RAAC).
S6W-25754
Shirley-Anne Somerville: As primarily a building maintenance issue it is the responsibility of building owners to maintain their properties. Local authorities manage their own budgets and allocate financial resources on the basis of local needs and priorities, having first fulfilled their statutory obligations and jointly agreed national and local priorities
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