Uniting for Justice: RAAC Homeowners Across the UK Demand Action

Please sign our petition (here)  which extends beyond homeowners to anyone moved by the plight of RAAC homeowners across the UK

On Wednesday, March 27th, 2024, a meeting was convened at the home of Kerry Mackintosh, where 15 RAAC homeowners gathered. Kerry, who famously became one of only 10 homeowners from the former Deans South Estate to secure a 'house for a house,' hosted the meeting.

The attendees hailed from various areas in West Lothian, including representatives from the Chestnut Grove Homeowners Association (Craighill), the Little Boghead RAAC Action Group (Bathgate), A Fair Deal for Dean South Homeowners, as well as Hannah Chowdhry, Chair for Torry Community RAAC Campaign (TCRC), and her father Wilson Chowdhry, also a committee member.

L-R Kerry MacKintosh, Hannah Chowdhry and Wilson Chowdhry

During the meeting, Ms. MacKintosh recounted her distressing journey in obtaining an equivalent replacement house after her original home was condemned by West Lothian Council. She highlighted the disparity in compensation, with only 10 out of 86 homeowners receiving replacement homes. Many were offered low voluntary purchase prices well below the actual value of their properties or were presented with the option of a 75% shared ownership scheme with the Scottish Government. If homeowners did not accept either of these offers, they would face the dire prospect of their condemned buildings being demolished without any compensation, all while still being liable for their mortgages. Unfortunately, some individuals endured this fate. However, Kerry and a brave few, with the assistance of Reginald Forbes a local businessman, took action. They were able to initiate a public inquiry into the Council's operations and ultimately emerged victorious in 2010 (click here).

In a desperate situation Ms. MacKintosh often protested alone or with friends.

Ms. MacKintosh expressed the complex emotions she experienced following such a crucial victory. She remarked, "Winning was both joyous and distressing. While I was able to keep my home along with ten others, we found ourselves living in what felt like a Ghost Town—a place so marginalized that even basic council services were refused. The area was plagued by rubbish and rats, with few neighbours in sight. Worse still, the ten of us were continually threatened with demolition if we did not accept the measly offer or shared equity status. Adding to the ordeal, the water and electricity were switched off as West Lothian desperately attempted to force us out However, our plight was alleviated 7 years later through the generosity of the developers, Springfield, who offered myself and the other nine residents a 'home for a home.' I am eternally grateful to Springfield for temporarily housing two of  us whose properties they needed immediately, while they construct our new homes." 

Kerry documented the deterioration of her estate

Of the eight others who are assured new houses, only four currently reside in the old estate. However, their situation has notably improved since Springfield's involvement. Springfield ensures cleanliness, enacts pest control when necessary, and maintains the gardens. During the construction phase, they are diligent in minimizing disruption to the residents' lives as much as possible

Ms. MacKintosh's suspicions of corrupt practices in the valuation process were voiced, with plans to gather evidence to hold responsible parties accountable. She also raised concerns regarding the legality of the offer process, suggesting that outdated legislation might have been used improperly.

Kerry watched as roofs fell of the houses around her as 10 brave families lived on in a ghettoized community.  Their dreams of a safe home were shattered.

Lynne from Bathgate informed the meeting that the issue in her area should have been resolved 20 years ago when the council discovered Siporex, a brand of RAAC. However, rather than replacing the roofs, the council initiated a program of creating tilts on flat roofs by installing a wooden structure above to allow rain runoff. Residents were not informed why these coverings had been installed, leading to confusion and concern among homeowners.  

In response, Mr. Chowdhry explained to attendees that at a community meeting held in Torry, residents raised concerns that the council may have known about RAAC five years ago when they began a program of adding pitched roofs to some council homes. The whistleblower had speculated that although the roofs were ostensibly installed for improved insulation, they may have been installed to conceal or protect the RAAC material.

Margaret Speedie, from Bathgate, shared her ordeal, she said:

"I first moved into my home in Dalling Rd about 42 years ago as a council tenant with my husband, son and daughter. 

"Once my children were secondary school age I started work and we decided to buy our home through the right to buy scheme in October 1997. Have been a homeowner for 26 years. 

"The council had replaced the flat roof with a Built up Felt system with Green Mineral finish so water ran off to guttering at front of house about 1995.

"I can’t recollect ever having a leaking roof prior to the new felt being installed and certainly have had no problems since. 

"We recently had roof inspection done as requested by my insurance company. 

"Everything in order and guy reckons that it has another 10 yrs of life in it though he recommends that it’s inspected every 2 yrs."

"My ceilings upstairs are Raac panels with an artex type finish, they look fine, and have no cracks or discolouration. 

"My garage roof also has Raac panels , is part of my house which has a bedroom above. 

"It was a shock to receive a letter from council informing us of how they thought we should proceed . 

"I don’t see why we have to pay for a survey, we know we have RAAC panels - having intrusive surveys done will weaken the structure.

"Roof replacement seems the way to go albeit a huge disruption. 

"Homeowners as you are aware face huge costs in doing so."

A list was compiled of the number of affected homeowners across various groups:

1. Torry Community RAAC Campaign: Approximately 150 affected homeowners.

2. A Fair Deal for South Deans Homeowners: 86 affected homeowners, with 10 of them slated to receive new homes.

3. Little Boghead RAAC Action Group, Bathgate: 60 affected homeowners.

4. Chestnut Grove Homeowners Association, Craigshill: Initially reported 12 affected homeowners, but more are believed to exist in the Craigshill area.

Ashleigh Mitchell explained how the crisis affected her more than other residents. She emphasized that her walls and roofs were constructed from RAAC, heightening the danger and risk of her home collapsing. This revelation surprised the visitors, as it was the first they had heard of houses made entirely of RAAC, raising questions about the prevalence of such homes elsewhere.

Ashleigh also expressed concern about the estate being owned by Almond Housing Association. On their website the Housing Association disclose that a total of 318 properties on the estate contain RAAC. However, the majority of these properties have pitched roof coverings and are not believed to be at high risk. Nevertheless, there are 12 properties with flat roofs, all of which have allegedly been sold to owner-occupiers, and 7 of these have RAAC walls and roofs. These 7 properties have a higher risk of structural instability and require a more urgent solution.  Read the Almond Housing Association statement (here).

Ms. Mitchell expressed her existing concerns, stating, "All local families are left in limbo; neither the local council nor housing association are helping us. The local housing association is not disclosing their intentions regarding their properties. We fear being left in a ghettoized area like Kerry's. I bought my home in 2013, years after the 2004 report. Surely, Almond Housing or West Lothian Council are responsible for the situation I am in and should rectify it. They sold the property to an unsuspecting buyer without disclosing the presence of RAAC. They couldn't inform me about the problem because they were unaware themselves. If I had known, I would never have purchased the home."

Every visitor reported that their local council was providing no support to homeowners. They all shared similar concerns about insurance companies, which continued to accept payments for insurance policies that would ultimately prove futile in the event of a claim involving RAAC. Homeowners believed that insurance adjudicators would find ways to avoid settling claims related to RAAC issues, adding to their frustration and sense of helplessness in the face of the crisis.

The group agreed on three shared aims:

1. To challenge the National Government and UK Government to establish a national fund for RAAC homeowners. This fund would provide financial assistance and support to affected homeowners dealing with the consequences of RAAC in their properties.

2. To advocate for a public inquiry into the practices of councils and housing associations concerning RAAC. This inquiry would investigate how these entities conducted business related to RAAC, including the handling of property sales, disclosure of RAAC presence, and the response to homeowner concerns.

3. To demand acknowledgment from councils and housing associations that their processes regarding RAAC were inherently poor. This acknowledgment would serve as a crucial step towards accountability and transparency in addressing the challenges faced by RAAC homeowners.

Hannah Chowdhry, Chairperson for the Torry Community RAAC Campaign, expressed her concerns, stating: "It was apparent from the scale of the RAAC schools crisis that RAAC was a significant problem. When public buildings everywhere were found to contain RAAC, it became a UK-wide concern. So, when I received the letter through my door, I knew that homes across the country and the UK were affected.

"What has shocked me the most is the prevalence of the problem before RAAC was identified. When I realized that homeowners like Kerry had similar problems almost 20 years ago and nothing was done, it was deeply troubling.

"Hearing accounts from the large group that was present at the meeting in Livingston, I was alarmed at just how much councils, the Scottish Government, and the UK Government have ignored the plight of victims like Kerry.

"Justice must be served. We live in a proud democracy, not a feudal state, and people's rights have been trampled on. I hope people support our petition and demand a public inquiry for all affected homeowners, past and present."

Wilson Chowdhry, Committee Member for TCRC, emphasized the gravity of the situation, stating:

"Kerry, Ashleigh, and many others shared heartbreaking stories with us.

"People have been left in a financial and social crisis because of the cold-hearted ignorance of the councils and government in positions meant to protect them.

"The UN Charter for Human Rights protects the right to an adequate standard of living, and the UK as one of the founding 51 nations has ratified it. Now, our government must uphold the principles of that charter!

"The government has, on numerous occasions, supported the banking industry and others to the extent of millions of pounds. Now they must set up a national fund for RAAC homeowners and deliver a public inquiry into how councils up and down the country have reacted to the RAAC crises, not just now but historically.

"Justice must be served!"

Please sign our petition (here)  which extends beyond homeowners to anyone moved by the plight of RAAC homeowners across the UK

Article 11 (1) of the The International Covenant on Economic, Social and Cultural Rights (ICESCR) was adopted in 1966 and has been ratified by 153 States. The UK was one of the nations to subscribe to this international law, which states:

The States Parties to the present Covenant recognize the right of everyone to an adequate standard of living for himself and his family, including adequate food, clothing and housing, and to the continuous improvement of living conditions. The States Parties will take appropriate steps to ensure the realization of this right, recognizing to this effect the essential importance of international cooperation based on free consent."