Torry Community RAAC Campaign Group Meeting Highlights Ongoing Efforts and New Legal Avenues

Image of RAAC with water damage in Clackmannanshire where homes were evacuated.

The latest meeting of the Torry Community RAAC Campaign Group took place on 28th April 2024, with the agenda and minutes made available to all members in advance through the Facebook page and as paper copies distributed before the meeting. 

During the meeting, it was noted that a homeowner had been liaising with a solicitor regarding RAAC issues. While no new information has been received from the solicitor that would simplify the legal battle, the homeowner has committed to updating the group with any developments. Homeowners who purchased properties within the last two years were advised to contact their solicitors to explore potential liability under missives when buying from the council.

Additionally, Robert Gordon University has been actively communicating with Aberdeen City Council, providing pro bono support. However, they confirmed they would not be able to take on a commission for legal action. Despite this, they will continue to offer their support and encouraged members to persist in their efforts.

Hannah Chowdhry provided a Chairperson's report for TCRC, offering an overview of ongoing initiatives and activities, and highlighting the group's progress and future plans. Recent comments from the Scottish First Secretary and the Housing Minister were discussed, with a focus on their implications for the group's objectives.

Hannah also shared details about Rent Pressure Zones, explaining the concept and seeking the support of Councillor Simon Watson in introducing one for any new development at the site of Balnagask, should Aberdeen City Council continue with their plans for demolition. A Rent Pressure Zone would freeze or limit the amount of rent that could be charged in a specific area. Councillor Watson expressed his support for this initiative. Read more about rent pressure zones (here)

Finally, Hannah explained that her father, Wilson Chowdhry, had discovered a law that may be helpful to local residents. Based on the nature of how something was sold, the law in England is called Estoppel. A functional equivalent in Scotland, known as the law of personal bar, protects legitimate expectations during any sale. Hannah has agreed to investigate this law further and believes it may be a viable action to take against Aberdeen City Council. Read more about personal bar (here).

The group's secretary  Amie Bruce was tasked with securely collecting and storing membership information. 

 While council tax queries remain unresolved, members were advised to continue paying to avoid debt accumulation. Wilson Chowdhry has described how local residents can apply for a council tax band review via the Grampian Assessment Office.  You can read more about calling for a review of your council tax band (here). 

The next meeting is scheduled for June 2, 2024, following the upcoming council meeting. For further information, please contact:

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, said:

"At the meeting, Hannah explained that at the next CPPHC meeting, we would organize a deputation to pursue the new avenues we have discovered to support local residents.

"Our main aim will be to challenge the council on aspects of the property sales that could relate to Estoppel or personal bar.

"We also hope to solidify support for Aberdeen City Council to champion a Rent Pressure Zone and secure grants for returning Balnagask families.

"Displaced families should be able to return to their communities without the burden of excessive rents."

Here is a link to the deputation registered by Hannah Chowdhry (click here)

Below we include the entirety of Hannah Chowdhry's Chairman's report:

Thank you all for joining us today for this pivotal gathering, our first since the establishment of the Torry Community RAAC Campaign Group.

My intention in this report is to highlight the strides we've taken since our inception and to lay out our vision for the future.

Before proceeding, I extend my gratitude to Cllr Simon Watson for gracing us with his presence today, and we anticipate Cllr Christian Allard's attendance as well, acknowledging his contributions to our cause.

Since our last assembly, we've embarked on significant actions, including our inaugural protest and a compelling deputation to a full council meeting on March 28th. Accompanied by my father, Wilson Chowdhry, we presented our case to the Communities Housing and Public Protection Committee. The ensuing discussions amongst councillors were largely encouraging.

After considerable deliberation, both in open forum and in a notably extended private session, witnessed by those present, councillors reached a consensus on the following matters:

This pivotal decision guarantees a substantial opportunity for all council tenants affected by relocation. They will be granted precedence to return to their original residences once repairs are completed, should the council opt against demolition. Furthermore, they will enjoy priority in selecting new accommodations within the area if demolition becomes inevitable. This measure preserves the vital community ties of those deeply entrenched in the local fabric, undoubtedly enhancing the social well-being of many.

For homeowners, a beacon of hope emerges as the council has entrusted the Chief Officers – Corporate Landlord, Capital, and Housing – with the task of exploring funding avenues to alleviate the financial burden faced by owner-occupiers.                                                                

Our inquiries regarding funding for residents' return to Torry have, unfortunately, met with silence from the Housing Team thus far, leaving us in a state of uncertainty.

Undeterred, we orchestrated another protest following Cllr Michael Kusznir's unexpected announcement of a motion favoring homeowners, private tenants, and council tenants. Despite our anticipation of its rejection by the Lord Provost, it was surprisingly accepted for discussion at a full council meeting. However, our attempt to organize a deputation was thwarted by procedural hurdles, with the Lord Provost declining our application due to the absence of a supporting report. Cllr Kusznir valiantly sought to challenge this protocol by requesting a vote to suspend orders, but our efforts were stymied by a narrow margin of three votes. It is apparent that political intricacies obstruct our path to justice, emphasizing the imperative of garnering greater support from the ruling SNP party.

Nevertheless, our persistence has not gone unnoticed. Our endeavors have attracted considerable media attention, with prominent outlets such as STV, Press and Journal, Northsound Radio, and my Student Union lending their platforms to our cause. This surge in media coverage arguably eclipses even the exposure garnered by our initial, larger protest.

Following the event, the TCRC received an esteemed invitation to address the Torry Community Council Meeting. Once again, my father reiterated the pressing issue of funding for residents' return to properties post-repair or rebuild. Encouragingly, the three councillors in attendance pledged to champion this cause and provide a timely response.

Simultaneously, concerted efforts were made to seek a second opinion from Aberdeen City Council regarding the efficacy of surveys conducted by Fairhurst Surveyors. This initiative was prompted by concerns surrounding the categorization of property roofs, all deemed either high risk or critical risk despite varying conditions. Upon meticulous examination of Fairhurst's report by Amie Bruce, a startling revelation emerged: the properties within the Balnagask Estate suffer from incorrectly sized supporting beams, measuring a mere 45mm instead of the requisite 75mm mandated by post-build construction regulations.

This discovery poses an alarming threat to all residents, especially in light of recent developments in neighboring councils. In a Housing Meeting held in West Lothian Council, councillors emphasized that condemning buildings with RAAC is not within the purview of the Housing Team. However, they are actively collaborating with building standards and Environmental Health to explore potential avenues. This concerning trend should serve as a clarion call for all residents in Aberdeen. Should our council adopt a similar stance, the issue of the load-bearing beam places each of us in a precarious position, warranting urgent attention and action.

Amidst our endeavors, we have encountered significant correspondence, chiefly from the UK Government, affirming their decision not to allocate further funding for the RAAC crisis, citing record funding allocations. Similarly, my father received communication from the Scottish Housing Regulator, asserting that their mandate does not extend to providing assistance. Instead, they directed us back to the Scottish Government and local council, emphasizing that financial matters fall under their jurisdiction.  They wrote:

“I see from your correspondence that Aberdeen City Council has advised you that they are working with local and national government on minimising the impact of RAAC on the people affected by it. Financial issues rest with those bodies and we cannot comment further on that. If your daughter is not happy with the action that Aberdeen City Council is taking then she should follow their complaints procedure. She can find out more about that here - https://www.aberdeencity.gov.uk/services/have-your-say/make-complaint. It is a two-stage process and if she remains unhappy at the end of it, she should refer her concerns to the Scottish Public Services Ombudsman - https://www.spso.org.uk/spso.”

In response to these developments, I urge collective action. Our recourse lies in expressing our grievances through official channels. Should dissatisfaction persist with the actions of Aberdeen City Council, recourse to the complaints procedure is advised. It is a two-stage process, culminating in referral to the Scottish Public Services Ombudsman if grievances remain unresolved.

Looking ahead, our focus shifts to the upcoming report on potential funding for homeowners, slated for discussion at the Communities, Housing, and Public Protection Committee Meeting on May 28th. In preparation, we have organized a deputation and plan to stage a protest on that day. I implore as many of you as possible to join us and occupy the public gallery during the meeting. The presence of a unified front carries immense weight, as evidenced by the impact felt during previous engagements. Let us harness this momentum to advocate for our cause with unwavering determination.

I'm currently focused on two further matters:

1.      Delving into the doctrine of estoppel, a law which serves to prevent someone from contradicting a prior action or statement (for instance any pre-sale documents that state our buildings are safe), or a relevant judicial ruling, and seeking expert advice on its applicability to our circumstances.

2.      Advocating for the implementation of a Rent Pressure Zone in any new housing developments in the Balnagask area post-evacuation. Rent Pressure Zones, empowered by Scottish government ministers, are instrumental in curbing excessive rent hikes, safeguarding tenants, and alleviating pressure on local councils to subsidize housing costs. Within a Rent Pressure Zone, rent increases are capped at the Consumer Price Index (CPI) plus 1%, providing stability and affordability for tenants.

Addressing RAAC Concerns: Dundee's Housing Safety Plan Unveiled - no help for homeowners!

Image is of a RAAC-affected roof in Tillicoultry, Clackmannanshire

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Recent inspections have uncovered Reinforced Autoclaved Aerated Concrete (RAAC) in approximately 800 homes across Dundee, but the majority are not posing an immediate safety threat. According to forthcoming reports to be presented to the council next week, an initial assessment of the city’s housing stock, coupled with expert structural inspections, indicates that most properties will require regular detailed monitoring to ensure their condition.

However, concerns have been raised regarding four properties where RAAC is affecting the roofs. Plans are underway to address this issue promptly, with two properties slated for partial roof replacement. Tenders for this work will be solicited as soon as possible, while the other two properties are currently undergoing assessments to determine the necessary repairs.

Mark Flynn, convener of the neighborhood regeneration, housing, and estate management committee, emphasized the council's swift response upon learning of the issue, stating, "Upon discovering the prevalence of this building material in other areas of the country, the council took immediate action to assess its extent of use locally. Having conducted a thorough investigation, we now have a prioritized plan in place to address the situation."

Affected homeowners, tenants in cottages or fully tenanted blocks of flats, as well as occupants of mixed-tenure blocks, will receive letters updating them on the situation. The council is actively engaged in the design, procurement, and tendering process for repairs to its own properties, with details to be presented at a future committee meeting.

Costs for repairs in fully tenanted properties will be covered by the council, while in mixed tenure blocks, the council reserves the right to recharge owners for their portion of the expenses, which are yet to be determined.

Dundee City Council owns approximately 12,500 homes across the city, with RAAC discovered in 81 blocks of flats and 293 cottages in various council wards. Among these, 79 blocks of flats have council tenants or are of mixed tenure, with 172 cottages housing council tenants. The council is responsible for the maintenance of 354 flats within these blocks, while 218 are privately owned. The remaining two blocks and 121 cottages are under private ownership.  On their website Dundee City Council, wrote:

"At more than 200 properties in private ownership or where there are no council tenants in a block, the council has no ongoing maintenance responsibilities and no liability towards owners who bought their former council properties under the ‘Right to Buy’ scheme, or from any subsequent owners.

"These property owners are being notified of the council’s findings and advised to urgently seek independent structural advice on the presence and condition of the RAAC at their property before undertaking any necessary action."

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, expressed concern over yet another Scottish council's refusal to assist homeowners affected by RAAC-related issues. "These homes were originally sold under the Government's Right to Buy scheme, aimed at fostering more equitable homeownership opportunities. However, let me emphasize that this initiative was never intended to worsen existing housing crises, which have been exacerbated by years of ineffective spending and poor building design."

"Residents from the most deprived communities across Scotland now find themselves in dire financial situations, with the looming threat of structural collapse hanging over their homes. I urge the Scottish Government to establish a national fund to provide relief to struggling families and individuals.

"Furthermore, I call upon local councils to fulfill their moral obligation to support the citizens to whom they promoted and guided the sales of these homes they built. He insists that councils must challenge the Scottish Government to provide the necessary financial assistance."

Navigating the Nightmare: The Ongoing Struggle of Chapelle Crescent Homeowners

Frances Reid stands before her now condemned property

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In the serene suburb of Chapelle Crescent in Tillicoultry, homeowners like Frances Reid are grappling with the fallout of a housing crisis that has left them displaced and disillusioned. Ms Reid's poignant account, shared through a series of correspondences and emails, sheds light on the myriad challenges faced by residents caught in the crossfire of bureaucratic indifference and systemic failures.

The saga began on 26th September, 2023, when Ms Reid, like many others, was abruptly evacuated from her property, by council officers accompanied by the local police, because of unsafe Reinforced Autoclaved Aerated Concrete (RAAC) panels in her roof. She recounts the frantic scramble to gather essential belongings, only to be met with conflicting advice and a sense of betrayal. Despite assurances from council employees, Reid found herself thrust into a state of homelessness, her future uncertain and her possessions scattered to the winds.

Metal hoarding and remote CCTV signs adorn here former home.

Ms Reid desired to retrieve additional personal belongings and address various tasks such as securing the fridge, meter readings, and managing stored items after her evacuation from her property. She received advice via phone call indicating that she should prepare belongings for a period of seven days, which was later confirmed by another council employee during a visit to her property. Ms Reid sought permission to be present at the property to guide the individual tasked with accessing and retrieving her belongings, emphasizing the need for more than 90 minutes to complete the process. She expressed frustration, believing she had been misled regarding the advice given to her at the time of her exclusion. Fran reiterated her intention to attend on Friday, October 6th, and be present in the car park with a van to facilitate the removal of necessary items.

Additionally, Fran requested a copy of the council's displacement policy to inform her lawyer and insurance company of her situation and any potential out-of-pocket expenses. Despite her inquiry, she did not receive any documentation from the council. Furthermore, Fran sought clarification regarding charges for homeless accommodation, as this matter remained unclear to her. However, she later discovered that she was responsible for paying council rent and continuing mortgage payments, adding to her financial burden.

Furthermore, Fran requested access to minutes of meetings concerning her property and any planned future works. To date, she has not received any information on these matters. This request was made via email on November 30th, 2023, following a council meeting where homeowners affected by RAAC was discussed.

As a homeowner from Chapelle Crescent in Tillicoultry, Ms. Reid found it both interesting and frustrating to sit in the public gallery listening to various council discussions about her property. The experience was limiting because, although the matters discussed directly affected her, she was not allowed to speak or respond to any points raised.

Ms. Reid realized that Chapelle Crescent had likely been the subject of previous meetings, both public and private, due to the ongoing degradation issues that had persisted with poorly built homes for years. Several councillors appeared well aware of the situation and compared her estate to a similar e residential building in Sauchie that had been demolished some years earlier.

Displaced from her home of 16 years, Ms. Reid, at 57 years old, suddenly found herself homeless and living in a bedsit. This was despite having worked her entire life to support herself and pay for a mortgage on minimum wage. She continues to pay off her mortgage for a shuttered, dangerous building, along with utility bills that have yet to be switched off.

Ms. Reid said, “I'm dealing with the emotions involved in bricks and mortar, my future uncertain, and with some of my belongings from my life fractured and spread in several directions, with some possessions I may never see again, whilst still waiting for reports and decisions.”

Ms. Reid is disturbed that she has still not had the privilege of seeing the records of decisions regarding the plight of RAAC homeowners. She can only comment on the points raised and discussed with local people. Communication improved when some councillors began sharing some information, but she is now inherently distrustful and feels she has been blatantly lied to since the beginning of this unfortunate series of events on 26th September 2023.

Ms Reid alleges that when she was evacuated, she was told to take enough items for 6-7 days. She was called at work and was in a state of shock and despair. “I left my home with three changes of clothing, the shoes on my feet, and the jacket on my back whilst the dangerous building notice had already been written but not presented. I called a friend who kindly offered me his small sofa, sympathy, and his excited dog, but it was not conducive to a restful night’s sleep in preparation for a long, hard day at work.”

She was left with no option but to present herself as homeless. She is aggrieved with the council officers' wording of "choosing to go down the homeless route."

“I certainly did not choose to be in this position for an uncertain and unspecified time. Not everyone has family or friends with a spare room able to accommodate a homeless, displaced person. When I locked my door on that surreal night, I asked, ‘No one will be going into my home without me, will they?’ I was told no, but since that night, the only time I have seen my home has been on a phone camera while removal men were collecting items from a written list of my small, portable priority possessions in a limited time - accumulated over 16 years of my life”

The officers involved in removing items from her home and the removal men were supportive and kind in dealing with an immensely difficult and emotional situation. However, Ms. Reid states that nothing can lessen the impact of how that intrusion feels. The process was recorded, but repeated requests for the footage have failed to materialize.

Not all tenants, whether council or private, have been given suitable alternative accommodation, highlighting an ongoing housing crisis from which Ms. Reid now finds herself suffering. She believes the council has a moral responsibility, as factors and majority owners of her property, to support her as a homeowner equally to a council tenant, especially since they had promoted and encouraged residents to purchase homes under the Government’s Right to Buy scheme.

"If the council were unaware of the RAAC elements in the building until a homeowner commissioned and paid for the first report, they should have been," she noted. "We would all still be living in a dangerous building and at risk if not for the homebuyer report. The council was aware of the roof damage, asbestos, and lack of repairs which have been ongoing for years, so if this fact was not in the paper presented at the council meeting, I would like to point that out."

Moreover, it was only recently discovered through a Freedom of Information request to Clackmannanshire Council, that 'the council is now not registered as Factors of the building but is merely 9 out of 12 owners acting as a majority'. "We were never informed of this change of position, and I can only assume or suspect the reasons behind this are financial and to the detriment of all residents in the block," Ms. Reid added.

Ms. Reid has highlighted the duplicitous nature of the council's response to the RAAC scandal. She pointed out that she and other homeowners continued to pay for electricity, gas, and water bills for up to three months after their properties had been condemned. When Ms. Reid eventually asked the council why these utilities had not been switched off earlier, she was told that they "did not think of it." This oversight by the council significantly heightened public safety risks by failing to switch off gas and electricity, a near-miss situation that could have resulted in a safety catastrophe.

When the affected families approached utility companies, they were told that as homeowners, they were still liable for the bills. This added financial burden compounded the distress and uncertainty faced by residents already grappling with displacement and the threat of homelessness. Mrs. Reid's experience underscores the need for more thorough and empathetic handling of such crises by the council.

Ms. Reid was advised to contact her insurers for help, but she found that insurers would not cover the costs of RAAC renovations. Her insurance policy stipulated that the building should be maintained in a good state of repair, but even during the time Clackmannanshire Council were the factor, they failed to maintain the building. Additionally, her policy required that the property should not be left unoccupied for more than 30 consecutive days. By the time the council advised her to seek an insurance claim, it had been over 70 days.

Ms. Reid emailed all her local councillors for help after it was stated in a public meeting that all councillors present were available and willing to assist in any way they could. However, she never received any responses to her emails. The Association of British Insurers stated that they denied claims because there was no insured cause or named peril. Building insurance policies are generally designed to cover damage from perils, which do not include defects arising from the choice of building materials, such as RAAC. Since the local council inspected the building and evacuated the property deeming the roof unsafe—not because of an insured incident—policies are invalid, and no cover is provided. They recommend that local homeowners contact the local council to see what support they can offer.

Ms. Reid now has a mortgage on her property, which she is still paying for. Her insurance policy is up for renewal this month, and she is left wondering who is going to insure her with a dangerous building notice, boarded-up windows, and no access.

Ms. Reid has stated that Cllr. Jane McTaggert told her she was lucky the council was helping and holding public meetings, rather than having to deal with the issue on her own. However, Ms. Reid disagrees with this position. She is particularly concerned that the council did not inform residents that they were no longer acting as Factors.

The council liaison with local residents is Mr. Wilson Lees, Team Leader of Community Safety, Support, and Advice Services. He stated that as the majority owners of her property, the council has the majority decision-making power. Whether the council decides on remedial works or demolition, the decision will be based solely on cost, not sentimental value, as Mr. Lees told her.  He seemed to lack any empathy.

Ms. Reid also inquired about a Displacement Fund that the council used to offer, but Mr. Lees confirmed that it no longer exists. This added to her frustration and sense of abandonment by the council during a time when she needed support the most.

Mr. Chowdhry, Chairman of the UK RAAC Campaign Group, expressed strong condemnation of the council's treatment of Tillicoultry homeowners:

"The treatment of Tillicoultry homeowners has been disgraceful. The council has waltzed into their properties, told them to leave within two hours, accompanied by police officers in what seems an excessively brutal and abrupt process. The council failed to provide them with any advice, only later holding two unminuted public meetings and continues to prevent them from representing themselves during formal council meetings—democracy at its worst.

"Residents do not know if they should continue to pay for insurance for properties that have now been empty for months, and many cannot find any companies willing to renew. Homeowners will become mortgage prisoners, only able to renew mortgages with existing companies and will be paying extortionate costs. Worse still, information on what, how much, or if any compensation will be paid for their homes is vague and lacking. It's just appalling."

Council's Lack of Transparency and Government Funding Denial Leave Tillicoultry Homeowners in Limbo

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In the quiet town of Tillicoultry, a crisis has been brewing beneath the surface, hidden from the casual observer's eye. A homeowner from, the first two owner-occupiers to be evacuated from their homes last September after the council 'discovered' the presence of Reinforced Autoclaved Aerated Concrete (RAAC) in their properties, has emerged as vocal advocate for justice in the face of bureaucratic neglect.  Read more about the Tillicoultry RAAC Scandal (here).

Recounting their plight, the owner reveals a litany of grievances against the local council, documented meticulously through a trove of emails exchanged over months of frustration and despair.

Exposed RAAC roof  from the homeowner's home

The saga began innocuously enough, with a report of a roof leak in December 2022. Despite repeated pleas for assistance, it wasn't until May 2023 that the council begrudgingly addressed the issue, by which time the damage had escalated to mold and ongoing dripping. Come September, as the owner sought resolution, they were met with denial after denial.  The owner, remarked:

"We reported a roof leak in December 2022, which was not attended to until May 2023, and was still dripping and mouldy in September when we were evacuated from our homes."

"The council denied having any RAAC in dwellings in Sept 2023 I obtained an independent survey via a structural engineer who examined the roof the day we received the letter and he identified RAAC in my roof."

The acknowledgment of the presence of RAAC in their dwellings by the owner's structural engineer, served as a tipping point. Just seven days after the engineer's assessment, evacuation orders were issued, leaving the homeowners in disbelief and desperation.

Adding insult to injury, the council absolved itself of responsibility for the dilapidation caused by unrepaired roof leaks and denied any association with the properties since November 2022, contradicting their own website's claims. Despite being a majority co-owner, the council's refusal to acknowledge their role as factor for the building has exacerbated the homeowners' plight, leaving them without recourse to appoint another factor.

"The council denies being the factor for the building since November 2022, although their website stated they were as of November 2023. The council still has not formally informed us that they are no longer the factor, preventing us from appointing a new one."

Further revelations emerged through Freedom of Information (FOI) requests obtained by the owner, unearthing plans to demolish their street and allegations of deliberate neglect to depreciate property values ahead of a Compulsory Purchase Order (CPO). Despite mounting evidence, the council remained steadfast in their denials, stonewalling residents at every turn.

Even access to their own homes was denied, under the pretext of safety concerns, despite reports from the council's own engineers affirming the opposite. The owner recounts the indignity of having his flat broken into without consent, locks changed, and access restricted without replacement keys. The onus fell on the homeowners to navigate the labyrinthine processes of Building Control and potentially the courts to regain entry.

"The council has denied us access to our own homes, claiming they are unsafe. However, the council's engineer's report and risk assessment state that we can access our homes. These documents took seven months to obtain through FOI requests, suggesting they were deliberately withheld."

"The council has stated they will not assist us in accessing our homes. They refuse to open the security shutters and, in my case, have broken into my flat without consent, changed the locks, and withheld the replacement keys. If we want access, we must arrange it at our own cost and go through Building Control and the courts to amend the Dangerous Building Notice. We cannot afford the legal costs."

"The council repeatedly fails to answer FOI requests. I believe there are four judgments against them from the Scottish Information Commissioner for delays, a couple for failing to supply the required information, and a few more that I am still waiting on."

The council's track record of failing to respond to FOI requests speaks volumes about its lack of transparency and accountability. Multiple judgments by the Scottish Information Commissioner, have been issued against them for delays and failures to provide mandated information. Furthermore, funding remains uncertain, as confirmed to the owner by Keith Brown MSP, who has stated on record that the Scottish Government will not provide any financial assistance to homeowners. The road ahead appears fraught with uncertainty and injustice.

Wilson Chowdhry from the UK RAAC Campaign Group has been trying to register a deputation with Clackmannanshire Council to address resident concerns directly with councillors and council officers. Unfortunately, in a disappointing email from Lee Robertson, Senior Manager of Legal & Governance, he was informed that residents have no right to representation at council meetings. Mr. Chowdhry has requested confirmation that no formal process for a deputation exists, as well as a copy of the council's constitution so he can verify this information himself.

Mr. Chowdhry remarked:

"This recent email sheds light on a concerning pattern of opacity and lack of public engagement from Clackmannanshire Council. 

"By stonewalling attempts at representation and failing to provide adequate communication with local residents, the council is undermining the principles of democracy. 

"The absence of written communication beyond a letter regarding condemned houses and the failure to share meeting minutes or follow-up letters further exacerbate this issue.

"Such practices not only disregard the rights of residents but also hinder transparency and accountability within the democratic process."

Local resident Frances Reid has stated that no letters are being received from Clackmannanshire Council, except for one regarding an inspection of her property. This inspection unexpectedly led to a rushed evacuation of her home with a 2 hour deadline the same day. Her confirmation reinforces the troubling lack of written communication and transparency from the local authority. The sole reliance on telephone communication, except for a single letter distributed during the urgent evacuation of homeowners, is inadequate and fails to provide residents with the necessary documentation to understand and engage with council decisions.

Furthermore, the absence of shared meeting minutes or follow-up letters after public meetings demonstrates a disregard for accountability and community involvement in decision-making processes. This pattern of communication deprivation only serves to deepen the concerns about the council's commitment to transparency and democratic principles.

Ms. Reid's observations add weight to the call for a public inquiry into the council's practices regarding RAAC-related issues. It is imperative that the Scottish Government intervenes to ensure that Clackmannanshire Council upholds its responsibilities to the community and operates in a manner that respects the rights of residents and fosters open dialogue.

Mr. Chowdhry is calling for a public inquiry by the Scottish Government into the council's handling of RAAC-related matters.  This is a warranted response to ensure that the concerns of the community are heard and addressed appropriately.

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Advocating for Accountability: Push for Homeowner Rights and Legal Recourse during protest at Almond Housing and West Lothian Council

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On May 14, 2024, scores of local residents gathered in protest outside the headquarters of Almond Housing, demanding answers regarding the Reinforced Autoclaved Aerated Concrete (RAAC) scandal. This issue has caused financial ruin and insecurity in a community that was once confident and thriving.

Craigshill, one of the most deprived areas in Scotland, has been particularly affected. Residents have expressed frustration over the lack of communication from Almond Housing, which has provided little information to tenants and nothing at all to homeowners impacted by the RAAC scandal.

Karen Chappell, a homeowner in Craigshill, shared her experience, revealing that she was never contacted by Almond Housing Association about the RAAC issue. She explained what happened:

"I only discovered the presence of RAAC in my ceiling and its potential to collapse through neighbors who shared anecdotal information," said Karen Chappelle. "I joined the protest because I want to find out if our houses are safe and can be repaired. I have serious concerns that our cohesive community will be torn apart. All homeowners and tenants want is a fair deal and appropriate financial support, whether that comes from Almond Housing or the Scottish Government. We need that help.

"We believe the government is responsible for convincing us to buy these homes under their right-to-buy scheme, and that Almond Housing sold us properties built with cheap, substandard materials. Moreover, we paid for homebuyer reports and were not informed about the RAAC, despite these surveys."

You can hear Karen Chappell and Hannah Chowdhry discussing these issues at an earlier protest and deputation on May 14 at West Lothian's Civic Centre. Their interviews are featured in a news segment produced by West Lothian News, here:

Earlier in the day, Wilson Chowdhry had arranged a deputation to a Full Council Committee, joined by Ashleigh Mitchell from Craigshill and Kerry Mackintosh, who had battled for 18 years for a home in Deans South. Wilson Chowdhry also participated in the deputation. You can watch several clips from the deputation below, starting with Ashleigh Mitchell:

Next up was Kerry Mackintosh;

Finally, Wilson Chowdhry delivered his deputation, although he was unable to finish within the allotted time.

We'll not write about the content of these 5 addresses as you can read full transcripts (here).

It should be noted that Kerry Mackintosh requested a road to be named Joe Baxter Way at the end of her speech, in honour of a homeowner rights campaigner who died in April, just a month before he would have moved into the new home he thoroughly deserved.  You can still sign our petition (here).

Ashleigh, Kerry, and Wilson then summarized their deputations. Mr. Chowdhry reiterated the request to name a road in honor of Joe Baxter.

At the end of his summary, Mr. Chowdhry requested a written response detailing the outcomes of the deputation to be sent to all homes. He also called for a mental health needs assessment, highlighting a discussion on suicides that occurred just before the deputation to underscore the community's deep needs. Unfortunately, both requests were ignored in the subsequent discussions.

During the ensuing 30-minute question and answer session after the summaries, Councillor Damian Moran kindly asked Mr. Chowdhry to complete his nine points of requests to West Lothian Council. Although some councillors seemed inclined to deflect responsibility for the RAAC crisis affecting homeowners who had bought homes built by the former Livingston Development Corporation, stating that the council had no responsibility for them, Mr. Chowdhry reminded them that these homes had been sold to residents under a Right-to-Buy Scheme. He emphasized that these schemes had been promoted and signposted by local councils, which also provided advice clinics.

At the time he did not mention, however, that any houses built by the Livingston Development Corporation would have been constructed under the auspices of the Scottish Secretary of State, who approved every project—a very relevant detail.

One councillor highlighted that properties built by the Livingston Development Corporation (LDC) and now managed by Almond Housing Association fall under the latter's responsibility. Almond Housing Association was established in 1994 to ensure continuity in housing services following the LDC's wind-up. However, he failed to mention that the homes in Craigshill and Deans South were originally constructed by the LDC in the early days of Livingston's development as a new town. The New Towns Act established development corporations to create new settlements and prevent urban sprawl. These corporations, functioning as arms-length management companies for the government, built and established new towns with heavy government subsidies and legal borrowing limits. They were eventually decommissioned under later New Towns Acts.

While the assets and liabilities built in Scotland became the responsibility of local councils, in some cases, housing services and potential liabilities for certain homes were transferred to housing associations. Determining the exact liabilities and responsibilities for homes sold by councils and housing associations is complex. Therefore, for the council to claim they have no responsibility would be outrageous. Mr. Chowdhry reiterated the local authority's responsibility to protect its citizens. Fortunately, the majority of councillors ignored this attempt to deflect responsibility for assisting homeowners and council tenants in estates managed by Almond Housing.

Some councillors were helpful, explaining that attempts were being made to challenge the Scottish Government to assist homeowners. However, Mr. Chowdhry questioned the extent of these efforts. Questions about correspondence between the UK RAAC Campaign Group and the Scottish Government seemed disingenuous, as the fact remains that the Scottish Government has not responded to any emails or letters sent. Mr. Chowdhry is pinning his hopes on the assured response to letters submitted with a petition that garnered over 1,300 signatures. These letters were delivered to both St Andrew's House and the Scottish Parliament following the protest on Saturday, May 11, and a subsequent visit, aiming to gain more clarity on the government's stance on the current situation.

You can watch the Q&A session between Wilson Chowdhry and West Lothian Councillors here:

It was heartening to receive a positive response from Councillor Damian Doran-Timson, who expressed support for naming a road after Joe Baxter. He was the only councillor to openly endorse this tribute.

West Lothian Councillors then had a Q&A session with Housing Officers, where the Buy-Back Scheme was a common theme. It seems that West Lothian Council is taking a different approach compared to Aberdeen City Council by deciding to keep the scheme open during the crisis. They are not labeling homes with RAAC as high risk and have essentially stated that property values would not be significantly affected as a consequence. A test case would be helpful to determine how genuine the Council is with this offer, although they noted that no RAAC homeowner has applied to sell their home to the council through the scheme. However, there was concern that the council has a finite budget and could not buy back all the existing RAAC homes.  

Councillor Damian Doran questioned officers on whether they had taken up an invitation to meet with the Government again regarding the RAAC crisis, and it was agreed that this would be done expediently.

One councillor complained about the lack of attendance or contribution from Almond Housing Association at the meeting. Another councillor asked whether the council had assessed other properties following the Deans South crisis in 2004, suggesting that such an assessment could have potentially prevented the situation Ashleigh Mitchell found herself in. Many houses in Deans South were condemned, and homeowners were shamefully given a fraction of their home's value, often receiving figures like £18,000 for properties previously valued at £110,000 before the crisis.

Housing and Development Manager Officer Marjory Mackie attempted to deflect blame, claiming that the initial concern was about crumbling walls, which later extended to roofs. She stated that West Lothian Council had no other concerns at the time and described the situation as unique. This response overlooked the fact that Mrs. Mitchell had been sold a property made entirely with RAAC, a point she had clearly identified in her deputation.

There was a question about how the national picture of RAAC was being investigated by the Government and work by government sub-groups and the Scottish Housing Regulator.

You can watch Councillors question Housing Officers here:

Following responses from housing officers, there was a time for comments from councillors. Non-SNP councillors called for support from the Scottish Government, while SNP councillors deflected by calling for funds from the UK Government.

A councillor reiterated an earlier suggestion during questions to housing officers, noting that when faulty cars are recalled, they are repaired at no cost to the owners, even if the car has been resold and a long time has passed since the sale and any warranties.Wilson Chowdhry referenced the relevant laws, which are the Environment Act 2021 (click here) and the General Product Safety Regulations 2005 (click here). Mr Chowdhry, intends to add some aspects of these laws to the request for a legislative change that has already been sent to Scottish Parliament, and the Scottish government. 

You can watch the comments phase here:

Finally, a motion put forward by Councillor Damian Doran-Timson was questioned, with SNP councillors primarily attempting to deflect pressure onto the UK Government. They argued that the UK Government should be held responsible. One councillor claimed that the Scottish Government was receiving 9% less funding than the previous year.  Eventually, all councillors unanimously supported the motion. 

Reflecting on the meeting, Wilson Chowdhry remarked:

"Our deputations proved highly successful, resonating throughout subsequent meeting stages.

"The unanimous approval of the motion was heartening, but even more encouraging was the council's decision to go beyond the motion. They've committed to writing to all regional and constituency MSPs, urging the Scottish Government to provide immediate assistance and financial support to homeowners.

"This represents a significant departure from the shameful treatment residents of Deans South endured in 2004. They were offered meagre sums for their homes, falsely portrayed as last-resort options [The council later failed a public inquiry].

"Yet, the council has yet to acknowledge any complicity in promoting these homes as long-term investments. This oversight leaves us contemplating potential legal recourse under the law of Estoppel or Personal Bar under Scottish law.

"We've also received assurances that eligible homeowners will have the opportunity to sell their properties to West Lothian Council under the buy-back scheme. Regrettably, this was not mentioned in the letter sent to homes on May 15, a day after our protest and deputation, despite a call for its promotion within the council meeting.

"I requested that homeowners be promptly informed of the meeting's discussions and outcomes at the end of my summary. I'm pleased to report that this request was met the very next day, providing a wholly satisfying outcome.

"It appears that councillors are now more receptive to working with the community and listening to local concerns. We remain committed to advancing these efforts."

West Lothian Council - 14 May 2024

Composite Motion. Item 18 RAAC

The Council understands the concerns raised by homeowners and acknowledges the challenges faced by homeowners who have either purchased their homes under Right to Buy legislation from the council or Registered Social Landlords, or on the open market.

The Council has no statutory obligations in relation to privately owned properties, and therefore, has no power to support homeowners other than in very limited circumstances falling within the Scheme of Assistance

However, the Council also acknowledges the challenges faced by homeowners and it is committed to continue to explore alternative solutions within the council's legal and financial constraints.

Council notes that in the letter dated 16 April 2024, the Minister for Housing, Paul McLennan MSP, advised that building owners are responsible for maintaining their properties and that this includes any work required to identify and remediate RAAC present in buildings, and that homeowners are also responsible for maintenance costs on their own homes including work required to survey for or to remediate unsafe RAAC

Council also notes that the Minister for Housing has also advised that following the report to the Housing Services Policy Development and Scrutiny Panel, which was considered on 25 April 2024, that he would be delighted to meet council leaders to understand the next steps and discuss options available to the council.

However, the Council is concerned at the inaction to date by the Scottish Government in supporting council tenants, homeowners and Registered Social Landlords and the absence of any commitment on the part of the Scottish Government to provide financial assistance.

West Lothian Council therefore agrees.The report to today's Council meeting provides a clear update on the council's programme of support for council tenants impacted by RAAC together with detailed information on the support that the council is able to provide to homeowners

1        To note work undertaken to date by the council to progress the remediation of RAAC in the council housing stock and the support provided to homeowners in West Lothian who may be affected by RAAC

2        To instruct the Chief Executive to write to the Minister for Housing seeking an early date for the meeting between the Council Leader, the Executive Councillor for Housing Services PDSP, relevant council officers and the Minister of Housing to discuss the Scottish Government's role and support to the council, other landlords and homeowners who may be affected by RAAC

3. In view of forthcoming meeting with the Housing Minister and as a matter of goodwill and empathy to concerned home owners the Council will facilitate meetings at an early date in Craigshill Livingston/Broxburn/Linlithgow/Bathgate with invitations to landlord RSL's Council will take on board what owners say and will report same to minister.

4 To instruct the Chief Executive to write to all West Lothian constituency and Lothian regional MSP's requesting that they in turn write to the Minister for Housing in support of the requirement for the Scottish Government to provide immediate support and financial assistance to homeowners and Registered Social Landlords and request that they share their correspondence with the council

5. That the outcome of the meetings is reported back to Council Executive.

Councillor Damian Doran-Timson

Councillor George Paul

Addendum to RAAC report:

REINFORCED AUTOCLAVED AERATED CONCRETE (RAAC) IN

COUNCIL HOUSING UPDATE REPORT BY INTERIM HEAD OF

HOUSING CUSTOMER AND BUILDING SERVICE

Include in D3 SUPPORT AVAILABLE FOR HOMEOWNERS after the last paragraph the following:

To assist in effective communication, West Lothian Council will also organise public meetings, for those affected by RAAC or likely to be affected by RAAC, in areas where RAAC is present. These meetings will be held as soon as possible and Council Officers will be present to respond to concerns raised from home owners and tenants. Other housing providers where RAAC is present in their housing stock will also be invited to participate to respond to concerns raised

West Lothian Council Commits to Challenging for Funding from Scottish Government and Hosts Public Meeting After Protest and Deputation Against RAAC Scandal

Hannah Chowdhry leads chants at the protest after first detailing an account of how she was impacted by RAAC in Aberdeen.

PLEASE JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE

PLEASE SIGN OUR PETITION (CLICK HERE)

In a passionate demonstration of solidarity, homeowners in West Lothian gathered outside the Livingston Civic Centre for  a loud protest prior to a scheduled council meeting. Their voices united in frustration and concern over the revelation that their properties contain Reinforced Autoclaved Aerated Concrete (RAAC), a material now notorious for its potential safety hazards.

After 1 hour of protesting campaigners then entered West Lothian Council building as Wilson Chowdhry leader of the UK RAAC Campaign Group.led a deputation to the meeting in the council chamber.

Among those who spoke out was Ashleigh Mitchell, a homeowner from Chestnut Grove in Livingston, who tearfully recounted her disbelief upon discovering RAAC in her residence. Her story resonated deeply with fellow homeowners, highlighting a shared sense of betrayal over the lack of transparency surrounding the use of RAAC in their properties.

Kerry Macintosh, a vocal advocate for homeowners affected by similar housing crises, emphasized the urgent need for assurances regarding property valuations. Meanwhile, national RAAC campaigner Wilson Chowdhry urged the council to take proactive steps in supporting homeowners' appeals to higher authorities, drawing attention to successful initiatives elsewhere in the country.

In an impassioned address to the members of West Lothian Council, Mr Chowdhry expressed deep concern over the treatment of residents affected by RAAC in West Lothian council estates. Highlighting the council's lack of financial assistance or support despite long-standing awareness of the dangers posed by RAAC, Mr Chowdhry raised questions about negligence and duty of care. Stating that they emphasize the unjust burden placed on homeowners, particularly young individuals and the elderly, who face financial ruin due to inspection and repair costs and the potential demolition of their homes in some cases. He called for urgent action to protect vulnerable communities, to prioritize safety, and ensure fair compensation. He advocated for engagement with Almond Housing to ensure they were faie with homeowners and tenants and learning from councils like Basildon, who were offering more comprehensive support including a grant of over £8500 for council tenants and a buy-back option to affected homeowners, as crucial steps toward resolving the crisis. Mr Chowdhry implored the council to prioritize constituents' well-being and to take decisive action before further endangering lives.

The outcry from homeowners prompted West Lothian Council to recognize the gravity of the situation, leading them to agree to organize public meetings with Housing Officers. These meetings will include an invitation to representatives from Almond Housing Association to address the urgent needs of affected homeowners. Additionally, West Lothian Council has pledged to correspond with constituency and regional MSPs, urging them to advocate to Housing Minister Paul McLennan for immediate support and financing from the Scottish Government for both affected homeowners and social landlords.

Councilor Damian Doran-Timson put forth a motion advocating for public meetings in affected areas, inviting relevant stakeholders to engage directly with homeowners. The motion received support from Deputy Provost Peter Heggie, who acknowledged its potential to provide much-needed support and guidance to affected individuals.

Despite calls for unity in addressing the RAAC crisis, debates within the council chambers underscored lingering uncertainties over financial and moral responsibilities. While the Scottish National Party initially proposed an amendment, ultimately, all parties rallied behind the motion, recognizing the urgency of the situation.

West Lothian Council, however , refuted claims of complicity, stressing homeowners' primary responsibility for property maintenance. While acknowledging industry guidelines and offering limited support through the Scheme of Assistance (click here), the council emphasized the need for collaborative efforts in addressing the broader implications of the RAAC crisis.

The rallying cry of homeowners in West Lothian serves as a poignant reminder of the profound challenges facing communities affected by the RAAC scandal. As calls for accountability and support grow louder, the council's commitment to action signals a crucial step forward in addressing the urgent needs of affected individuals.

Wilson Chowdhry remarked on the incremental progress achieved following the deputation:

"The deputation to West Lothian Council yielded a notably positive outcome. While the council is not assuming direct responsibility for the costs linked to the Scottish RAAC scandal, there is a marked shift in their stance as they actively pursue funding from the Scottish Government. This change seems to stem from an increasing number of councillors favoring support for homeowners, likely influenced by the heartfelt appeals of local residents. While concrete solutions are still elusive, it is encouraging to see local elected members advocating for the rights of their constituents. Our sincere gratitude to Damien Doran-Timson for his tireless efforts in this endeavor."

Below are the complete speeches delivered by Ashleigh Mitchell, Kerry Mackintosh, and Wilson Chowdhry:

Ashleigh Mitchell:

I come before you today not only as a resident of our community but as a voice for all those who find themselves in a similar predicament as myself. My name is Ashleigh Mitchell, and I stand here to illuminate a crisis that has deeply affected me and many others in our neighborhood.

I reside in Chestnut Grove, a home I acquired on open market in 2013. It pains me to reveal that at the time of purchase, I was unaware of the presence of RAAC within its structure. Neither Almond Housing nor West Lothian Council disclosed this vital information to me, leaving me feeling deceived and betrayed. It is unfathomable that such a critical detail could have been overlooked, especially in light of a 2004 report featured in several local newspapers that I have since discovered, which should have alerted authorities.

Compounding this concern is the ownership of our estate by the Almond Housing Association. While their website acknowledges that a significant number of properties contain RAAC, most are deemed to be at lower risk due to their pitched roof coverings. However, it is the minority—13 properties with flat roofs are homeowners at Chestnut Grove, allegedly sold to owner-occupiers—that are of immediate concern. Seven of these properties are tenants, they have both RAAC in the walls and roofs, placing them at a higher risk of structural instability.

I express profound dismay at the lack of clarity and action from both the local council and the housing association. Families like mine are left in a state of uncertainty, with no clear guidance or support forthcoming. We fear the prospect of being marginalized in our own community, reminiscent of other areas such as Deans South and Tillicoultry, which have faced or are facing similar challenges.

I implore you, esteemed members of the council, to acknowledge your responsibility in this matter and take decisive action to rectify it. We, the residents, should not bear the burden of negligence on the part of those entrusted with our safety and well-being. Transparency, accountability, and swift solutions are the least we deserve.

Thank you for your attention and your commitment to addressing this urgent issue.

Kerry Mackintosh:

Honorable members of the West Lothian Council,

I come before you today with a heavy heart and a deep sense of urgency. My name is Kerry MacKintosh, and I stand as a representative not only for myself but for the countless homeowners who have suffered at the hands of our council's actions.

My journey, like that of many others, has been one marked by distress and disillusionment. When our homes were condemned, we found ourselves thrust into a nightmare of uncertainty and fear. The promises of fair compensation and adequate support quickly evaporated, leaving us stranded in a sea of despair.

I stood alongside my fellow homeowners, protesting alone or with friends, against the injustices we faced. Together, we fought tooth and nail to hold this council accountable for its actions. And while our victory in initiating a public inquiry was a step in the right direction, it was just the beginning of our struggle.

The aftermath of our victory was bittersweet. While a handful of us were able to keep our homes, we found ourselves living in what felt like a ghost town—a community marginalized and forgotten. Basic council services were denied, and the threat of demolition loomed over us like a dark cloud.

But amidst the rubble, there was a glimmer of hope. Springfield developers extended a lifeline to us, offering temporary housing and the promise of new beginnings. And while their generosity is appreciated, it does not erase the years of suffering and neglect we endured.

I stand before you today to demand justice for myself and my fellow homeowners. Those who wer paid a pittance for their homes deserve fair compensation for the loss homes sold under the Government’s Right to Buy Scheme and overseen by West Lothian Council. They deserve answers to our questions about the valuation process and the legality of the offer process. And most importantly, we deserve to be treated with dignity and respect.

I call upon this council to launch a public inquiry into the handling of our case and to hold those responsible for our suffering accountable. We cannot allow the injustices we faced to be swept under the rug. The roofs may have fallen off the houses around us, but our voices will not be silenced.

We long for a future where every homeowner is treated fairly and justly, and our community can once again place trust in this council. The time for action is now.

Thank you.

Ms Mackintosh also made an emotional appeal for a road to be named after homeowner rights campaigner Joe Baxter:

In the wake of Joe Baxter's passing, our hearts ache with the weight of loss, yet they also swell with the richness of his legacy. Joe was not just a man; he was a beacon of hope, a pillar of strength, and a champion of justice. His life, marked by unwavering determination, faith, and service, resonates deeply within each of us who had the privilege of knowing him.

Joe's journey, from RAF pilot to Senior Contract Accountant to traveling Evangelist, embodies the essence of resilience and the power of standing firm in the face of adversity. But it was his relentless fight for justice, his unwavering spirit amidst the darkest of times, that truly defines his legacy.

For eighteen long years, Joe stood alongside his fellow homeowners, refusing to yield to injustice. Through hardship and heartache, he remained resolute, a guiding light in our darkest hours. And though he may not have lived to see the fruits of his labor, his legacy lives on in the new homes that now stand as a testament to his unwavering resolve.

But Joe's impact transcends bricks and mortar; it lives on in the hearts of all who knew him. His kindness, his compassion, his unwavering faith—these are the qualities that touched us deeply and inspired us to be better, to do better.

Now, as we stand united in our grief, let us also stand united in our plea to West Lothian Council. Let us honor Joe's memory by dedicating a road in his name—a road that will serve as a lasting reminder of his legacy of resilience, compassion, and unwavering faith.

I urge you, my friends, to join me in this heartfelt appeal. Let us ensure that Joe Baxter's name is forever etched into the fabric of our community, a constant reminder of the difference one person can make when they stand up for what is right.

Together, let us honor Joe's memory and ensure that his legacy lives on for generations to come.

Wilson Chowdhry:

Honorable members of West Lothian Council,

It is with profound regret that I address you today, representing the people of West Lothian who look to your council for protection and support. I stand before you as the leader of the UK RAAC Campaign Group - moved by passion, dismayed, and outraged by the treatment this council has inflicted upon its residents in estates identified with RAAC.

The council's response to this crisis has been deeply disappointing, to say the least. While some steps have been taken to inspect council-owned properties, homeowners have largely been left to fend for themselves, a situation that could be perceived as resulting from negligence on the council's part. Despite being aware of the dangers posed by RAAC since a report by the British Research Establishment in 1995, the council has adamantly refused to provide any financial assistance or support. This pattern of betrayal is not unique to West Lothian Council but is mirrored by councils across the UK, leaving countless homeowners feeling abandoned and betrayed by the very institutions meant to protect them.

Losing oversight of the RAAC problem and rediscovering it later does not absolve the council of the moral duty inherent in their responsibility of governance. Some may argue that this remarkable oversight considering widespread media articles in 2004 has led to the sale of properties with latent defects to unsuspecting homebuyers, raising questions about negligence and duty of care practices. It is imperative that we hold our governing bodies accountable for their actions, ensuring they uphold their duty to protect the safety and well-being of their constituents.

The burden placed on homeowners to bear the costs of inspections and potential repairs is not only unjust but also unsustainable. Young individuals who have invested their hard-earned savings into their homes find themselves on the brink of financial ruin due to circumstances beyond their control. Elderly individuals who have devoted their lives to their homes, investing life savings and inheritances into them face a similar fate.

Furthermore, attention must be drawn to the plight of individuals in these communities currently undergoing palliative care. Support must reach those who are most vulnerable and in need of assistance during such trying times.

Most council houses are situated in communities prominently featured in indices of deprivation studies, underscoring the urgent need for comprehensive action to address systemic issues contributing to the difficulties faced by residents in these areas.

We are concerned that the council may be prioritizing its own interests over those of the residents it serves. The aesthetic appeal of local homes and the value of the land should be considered separately from any discussions on solutions to the RAAC crisis – let's not repeat the mistakes of Scottish clearances. We are troubled by the council's limitations in buying-back properties from eligible homeowners due to revenue requirements and seek the utilization of the buy-back option where possible to offer relief to suffering homeowners wanting to exit properties that are now unsuitable for full repair. We urge West Lothian Council to work with Almond Housing to ensure a fair deal for all parties involved.

We seek that West Lothian Council engages with Basildon Council, which is offering over £8500 to council tenants being forced to relocate, providing ample compensation for renovations and covering all transport and relocation costs. They are also preparing a buy-back option for homeowners, offering a fair price. It would be beneficial for West Lothian Council to adopt the empathy and duty of care illustrated in this generous and fair treatment.

We implore you to exercise prudence and not disregard the interconnectedness of homeowner properties with council-owned or rented dwellings, as well as the rights of leaseholders under your jurisdiction or those of Almond Housing Association. Emptying or demolishing properties risks rendering adjoining homes uninhabitable for those determined to retain their properties; thus, a holistic solution must be applied or an offer of a home for a home.

In Chestnut Grove, where 13 properties are made of 100% RAAC panels, homeowners have expressed their refusal to relocate unless offered a fair price for their homes—current market value (pre-recent RAAC news stories) plus 10% - should Almond Housing seek to buy these properties for redevelopment, these homeowners will vehemently advocate for this fair valuation. We seek intervention from the Council to ensure a fair deal for all these homeowners.

In the case of Deans South, 10 brave homeowners, including Kerry MackIntosh who is with us today, stood against the perceived tyranny of West Lothian Council, and all 10 received a home for a home. We draw inspiration from such instances across Scotland, not just in West Lothian.

I implore each and every one of you to sincerely contemplate the human toll of this issue. Beyond mere statistics and budgetary constraints lie families, homes, and futures hanging precariously in the balance. You cannot allow bureaucratic red tape and political wrangling to obstruct you from taking decisive action and doing what is morally right. The urgency of this matter is heightened by the looming threat of roof collapses, reminiscent of the tragic incident at Grenfell Tower. Lives are in jeopardy, and struggling families are already grappling to make ends meet, burdened with tens of thousands in expenses to ensure their safety.


Therefore, I urge the West Lothian Council to take the following actions:

1. Acknowledge their responsibility for the use of substandard building materials in council properties and the subsequent risks posed to homeowners due to the failure to address the situation upon the expiration of the 30-year lifespan of RAAC panels.

2. Provide well researched, immediate and equitable financial assistance and support to homeowners affected by RAAC, including funding for inspections [note council minutes] and potential repairs. Exploring cost-sharing arrangements or missed share options could offer a viable alternative solution.

3. In the absence of immediate full replacement costs, I encourage the council to consider risk mitigation strategies. The recent disclosure by the Association of British Insurers suggesting minimal insurance cancellations presents an opportunity for WLC to underwrite homeowner insurances for RAAC properties, spreading the capital outlay over several years.

4. Collaborate with the Scottish government to secure the necessary funding and resources to address this crisis effectively. [Devolved funding and Scottish First Minister]

5. Conduct a thorough investigation into the circumstances surrounding the use of RAAC in council properties and the failure to disclose pertinent information to homeowners.

6. Preserve as many of the existing homes as possible to prevent homelessness and minimize the reduction of housing stock, which would worsen existing housing crises.

7. Undertake a mental health needs risk assessment and provide appropriate counselling and support to traumatized communities.

8. Prioritize the maintenance of existing strong communities, recognizing their value and resilience in the face of adversity.

9. Guarantee the implementation of Rent Pressure Zones in newly constructed developments that replace any RAAC community. Additionally, ensure that council tenants relocated due to RAAC have priority for return to their original neighborhoods.

In closing, I urge you to remember that behind every policy decision and every budgetary allocation, there are real people whose lives are profoundly impacted. If you turn a blind eye to their struggles or shirk your responsibilities as elected officials, then how can you be entrusted with the welfare of the community.

Today presents a pivotal opportunity to rectify a grievous wrong and to send a resounding message to people everywhere: that local democracy in West Lothian, in Scotland, and in the UK remains committed to safeguarding the most vulnerable individuals within our communities. It is a reaffirmation that the principles upon which this proud nation was built still endure, serving as a beacon of hope and justice for all. Let your actions today resonate not only within our borders but also echo around the world, inspiring others to uphold the values of fairness, compassion, and inclusivity.