Residents Demand Answers and Support in RAAC Scandal Protest Outside Almond Housing Headquarters

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 Chappelle, 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 Chappelle 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:

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.

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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.

Homeowners Demand Scottish Government and Parliament Action Over Safety Risks of Reinforced Autoclaved Aerated Concrete

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Homeowners affected by a cheaper version of concrete, known as Reinforced Autoclaved Aerated Concrete (RAAC), have staged a protest outside the Scottish Parliament, demanding compensation and a public inquiry. The protest comes amidst growing concerns about the safety risks posed by RAAC, which was commonly used in construction between the 1950s and 1990s, primarily in flat roofing but also in floors and walls.

RAAC has been found in numerous buildings, including public structures, raising fears of potential ceiling and wall collapses. Consequently, many local authorities are now undertaking inspections of council houses. While current council tenants have some of their relocation costs covered, former council house buyers and private tenants are left without recourse for assistance. Homeowners from West Lothian, Clackmannanshire and Aberdeen were present at the protest.

Ronnie and Rosalind Bell, both 76, discovered RAAC in their house in Chestnut Grove, Livingston, West Lothian, 16 years after purchasing it. Rosalind expressed their anxiety, stating, "You’re living in fear that the roof is going to collapse, or the sides are going to come in. You just don’t know."

The Bells, joined other affected homeowners, in calling for alternative safe housing or adequate compensation. They highlight the disparity in treatment between council tenants and private homeowners, with the latter left to shoulder the financial burden.

Rosalind emphasized the dire situation, stating, "Our house was built in 1961-63 and only had a 30-year lifespan. They should never have been sold at all."

Unanimously, homeowners across Scotland have stressed the absence of prior disclosure regarding RAAC in properties sold to them, alongside the financial impossibility of engaging structural engineers. Particularly troubling is the fact that those affected by the RAAC scandal reside in some of Scotland's most deprived areas, prominently featured on indices of deprivation.

Wilson Chowdhry, representing the UK RAAC Campaign Group, implored the Scottish Government to take responsibility and provide compensation for affected homeowners. He emphasized the pressing need for action, underscoring instances where homeowners discovered RAAC shortly after purchasing their properties. Chowdhry highlighted the profound impact on older citizens who had invested life savings and inheritances to buy their homes, pointing out failures in the Government's Right to Buy scheme. Rather than achieving its laudable goal of increasing homeownership, the scheme was inadvertently contributing to homelessness. Mr. Chowdhry stated:

"The Right to Buy scheme was promoted by local councils and the government as a mechanism to facilitate equitable access to housing for all individuals.

"It has failed in its primary aim, and in Scotland, there is a looming threat that the 1,994 homeowners who were misled into purchasing properties with RAAC may find themselves joining the homeless community. They are faced with the burden of mortgages for demolished buildings, alongside rent and storage costs.

"Many older residents simply do not have the option to return to work, nor do they possess savings that could alleviate their predicament. Meanwhile, younger homeowners are confronted with a future burdened by debt, stress, and anxiety.

"The financial turmoil facing hard-working individuals despite their innocence in this matter is an injustice. The Scottish Government and local authorities have a moral obligation to urgently resolve this issue."

A petition, endorsed by over 1,300 signatures, urges the Scottish Government to take decisive action by establishing a national fund to cover inspection, repair, and evacuation expenses related to Reinforced Autoclaved Aerated Concrete (RAAC). Furthermore, there is a pressing call for legislative measures to hold authorities accountable for RAAC usage, encompassing proactive identification, the establishment of a national database, and rigorous inspections conducted by RICS-approved surveyors and thorough research by conveyancing solicitors, who could be held liable for any shortcomings. Additionally, the petition advocates for a public inquiry into council and housing association practices concerning RAAC. The petition, along with a comprehensive letter, was submitted to both First Minister John Swinney MSP and Scottish Housing Minister Paul McLennan MSP, both at the Scottish Parliament and Government HQ at St Andrew's House. 

In response to the BBC who attended the protest, a spokesman for the Scottish government acknowledged the seriousness of building safety concerns and reaffirmed the government's commitment to addressing the issue. The government's cross-sector working group continues to meet regularly to share knowledge and best practices, and efforts are underway to engage with local authorities and social landlords to assess the extent of RAAC usage and its implications. Read BBC report (here)

The plight of homeowners affected by RAAC underscores the urgent need for comprehensive solutions and support mechanisms to ensure the safety and well-being of residents across Scotland.  You can read a copy of the letter submitted to the Scottish Government/Parliament below.  Please copy it and send it to your MP's and the Scottish Housing Minister. When submitted at the Scottish Parliament Building, letters were written to the Housing Minister and Parliament and First Minister and Parliament.  When submitted to the Government HQ, letters were written to Paul McLennan MSP or John Swinney MSP along with respective titles. 

Dear  First Minister and Parliament,

I am writing to bring to your attention a matter of urgent concern that affects homeowners and tenants across Scotland. This issue pertains to the use of Reinforced Autoclaved Aerated Concrete (RAAC) in the construction of residential properties, which has now been identified as a significant hazard posing risks to the safety and well-being of residents.

In March 2024, the Scottish Housing Regulator confirmed the presence of RAAC in 1,994 homes across Scotland, a significantly higher number than in any other country in the UK. This underscores the urgency for the Scottish Government to address the RAAC issue. The thirteen social landlords reporting RAAC in Scottish homes are:

 Aberdeen City Council

Almond Housing Association Ltd

Angus Council

Bield Housing & Care

The City of Edinburgh Council

Clackmannanshire Council

Dundee City Council

North Lanarkshire Council

Sanctuary Scotland Housing Association Ltd

South Lanarkshire Council

Stirling Council

Viewpoint Housing Association Ltd

West Lothian Council

 

This substandard building material has put thousands of buildings at risk of collapse, endangering the lives and livelihoods of countless individuals and families.

The culpability of Scottish local authorities in the utilization of RAAC has left affected homeowners grappling with the hefty financial burdens of inspection and potential repairs. This dire situation has plunged many into financial hardship as they struggle to ensure the safety of their residences. Additionally, the stark absence of support for private tenants is alarming, as they face the looming threat of displacement without recourse to compensation or assistance. The grants offered to council tenants in Scotland are paltry, barely covering their expenses and failing to address the profound impact this crisis is having on entire communities, which are now grappling with deepening levels of depression and despair.

It is imperative that immediate action be taken to address this crisis and provide relief to those affected. Therefore, over 1200 concerned citizens, have signed a petition calling upon the Scottish Government, to allocate a national fund to support struggling homeowners and tenants who have been impacted by the RAAC scandal. This support should encompass financial assistance for inspections, repairs, and evacuations, irrespective of property ownership. You can read our petition here: https://www.ipetitions.com/petition/concrete-solutions-for-raac-problem

 

Additionally, we urge all implicated local authorities to reconsider their decision to withhold financial assistance from homeowners and tenants in need. They must accept responsibility for the hazardous conditions present in affected properties and take proactive measures to rectify them without further delay.

Furthermore, we advocate for the enactment of legislation that holds councils and housing associations accountable for their use of substandard building materials. It is imperative that there be transparent disclosure of associated risks to potential buyers. We are cognizant of Kiam Kerr’s efforts in the Scottish Parliament  [ https://www.parliament.scot/chamber-and-committees/questions-and-answers/question?ref=S6W-26174] to propose amendments to Housing Law by way of RAAC inspections within home surveys, which unfortunately were rejected under the premise that RAAC inspections are intrusive and financially burdensome. However, it's important to clarify that our intention differs from what was proposed. We urge local authorities and Housing Associations to take responsibility for identifying RAAC in both current and ex-council properties they have constructed and to create a national database. We also call for RICS-approved surveyors to meticulously identify any flat roofs that may harbour RAAC potential. Conveyancing solicitors should be proactive in responding to properties flagged by surveyors, tracing any RAAC history. All parties involved must be held accountable for any lapses in administering these procedures correctly, ensuring thoroughness and diligence in safeguarding the well-being of future homeowners and tenants alike.

A public inquiry into the practices of councils and housing associations concerning RAAC should also be initiated to ensure accountability and prevent similar crises in the future. 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.

In conclusion, we implore both levels of government to uphold the rights enshrined in the International Covenant on Economic, Social, and Cultural Rights, particularly the right to an adequate standard of living and housing. It is incumbent upon our elected representatives to act swiftly and decisively to address this crisis and safeguard the well-being of affected homeowners and tenants across Scotland.

Thank you for your attention to this urgent matter.

Sincerely,

 

 

Wilson Chowdhry

Chairman UK RAAC Campaign Group

RAAC Campaigners Initiate Three Peaceful Protests in West Lothian for a Fair Deal

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PLEASE SIGN OUR PETITION (CLICK HERE)

Scottish Parliament Protest by UK RAAC Campaign Group:

Date: 11th May 2024

Location: Scottish Parliament Building, Holyrood, Edinburgh, EH99

Event: Protest for new laws to protect homeowners, a national fund for Scottish communities affected by RAAC, and a public inquiry into how councils have dealt with RAAC.  

A Petition and Unified Letter Addressed to the First Minister and Housing Minister will be Delivered to Both the Scottish Parliament and Government Headquarters at St Andrews House, Calton Hill, Edinburgh

West Lothian City Council Protest led by UK RAAC Campaign Group

Time: 9am - 10am
Date: 14th May 2024
Location: Civic Centre, Howden South Road, Livingston, West Lothian, EH54 6FF
Event: Join us for a peaceful protest outside the Civic Centre from 9am to 10am, coinciding with the Full Council Meeting where Wilson Chowdhry, Kerry MacKintosh, and Ashleigh Mitchell will be addressing crucial issues.

Almond Housing Association Protest led by UK RAAC Campaign Group

Time: 4.15pm - 5.15pm
Date: 14th May 2024
Location: 44 Etive Walk, Craigshill, Livingston, West Lothian EH54 5AB
Event: Join us for a peaceful protest outside the offices of Almond Housing Association from 4.15pm to 5.15pm.

We'll have a powerful PA system and megaphone at all events to ensure our voices are heard. Bring your passion and enthusiasm, along with any homemade banners and posters you'd like to share. Let's make a statement together with our loud voices and compassionate hearts.

Please sign our petition (here) if you haven't already, and encourage your friends and family to do the same. Together, in solidarity, we can combat the bureaucratic indifference that jeopardizes the financial stability of thousands of individuals across the UK, pushing them towards homelessness. Let's unite to make a difference and ensure everyone has a safe place to call home.

Rent Pressure Zones and the Housing (Scotland) Bill: A Potential Relief for Residents Affected by RAAC

A West Lothian Policy Development and Scrutiny Panel Meeting held on 25th April was marked by considerable focus on the implementation of rent pressure zones and new legislative measures pertaining to housing in Scotland.

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We have taken the liberty of summarising the Housing (Scotland) Bill, which was introduced on 24th March 2024 and is still being ratified::

Part 1: Rent Regulation: Part 1 of the bill focuses on rent regulation, including the designation of rent control areas. This part aims to address rising rents and ensure affordability for tenants.

Part 2: Eviction Procedures: Part 2 deals with eviction procedures, emphasizing duties to consider delaying evictions and determining damages for unlawful evictions. This section aims to protect tenants from unjust eviction practices.

Part 3: Tenant Rights: Part 3 addresses tenant rights concerning keeping pets and making changes to let property. It aims to provide tenants with more flexibility and autonomy in their rental arrangements.

Part 4: Other Tenant Matters: Part 4 covers various other matters relating to tenants, including unclaimed tenancy deposits, registration of letting agents, ending joint tenancies, delivery of notices by social landlords, and converting assured tenancies into private residential tenancies.

Part 5: Homelessness Prevention: Part 5 focuses on homelessness prevention measures, outlining the duties of relevant bodies, assessment of housing support services, and support for tenants affected by domestic abuse.

Part 6: Other Housing Matters: Part 6 addresses additional housing-related issues such as mobile homes, fuel poverty, and disclosure of information to the new homes ombudsman.

Part 7: Commencement and Ancillary Matters: Part 7 deals with commencement procedures and other ancillary matters related to the implementation of the bill.

You can read the full bill (here)

The Impending new legislation the 'Housing (Scotland) Bill' mandates councils to prioritize keeping people in their homes, emphasizing proactive measures to address housing needs and homelessness. Public bodies are now obligated to inquire about housing requirements and take appropriate actions based on the gathered information. 

In the video it can be seen that  West Lothian Council has earmarked, funding amounting to £4.3 million which has been allocated from August 2024 to December 2025 to support these efforts. The funds will support the underscore the Scottish government's commitment to addressing housing affordability and ensuring access to safe and adequate housing for all residents. 

A discussion on Rent pressure zones ensued, these are designated by Scottish government ministers upon substantiated evidence of excessive rent escalation within defined areas, causing tenant hardships and exerting strain on local councils to meet housing demands or subsidize housing costs. This mechanism serves to preempt a common scenario observed in England, where escalating rents drive an increasing reliance on housing benefits. Within these zones, rent hikes are constrained to the Consumer Price Index (CPI) plus 1%, fostering a more stable and affordable rental market.

Council officers explained that the new law promotes initiatives such as offering first-month rent and deposit assistance as either a loan or grant, along with ongoing canvassing and research endeavors, which aim to better understand and address the evolving housing needs of communities. Additionally, rental regulations are tailored to specific geographical areas through capping and collaring mechanisms, ensuring equitable treatment for tenants based on their location.

Furthermore, there has been a shift in policy regarding pets in rental properties, where previously they were approved, now they may be refused. This change reflects a recalibration of priorities to better accommodate tenants' preferences and lifestyles.

Lastly, public bodies are mandated to actively inquire about housing needs and homelessness, with a corresponding obligation to take affirmative actions based on the gathered information, underpinning a proactive approach to housing support and intervention. This expanded initiative encompasses police officers, for whom this represents a new aspect of their duties, as well as any council body not directly engaged in housing affairs. By involving a broader spectrum of public servants, this strategy aims to ensure that fewer individuals slip through the cracks and miss out on the support they require. This inclusive approach underscores a commitment to reaching and assisting every individual in need, thereby enhancing the effectiveness and accessibility of housing support services.

Wilson Chowdhety, representing the UK RAAC Campaign Group, expressed:

"Understandably, residents in RAAC-affected homes are seeking clarity on how the new legislation will impact them. While the changes may not be revolutionary, they do represent a step forward in ensuring that councils better understand and address the needs of their communities through thorough research and canvassing efforts. Ignoring the needs of RAAC residents is no longer acceptable under this new law, which has unfortunately been the experience for many in the past."

"For both council and private tenants, there is now an opportunity to advocate for rent pressure zones, which could lead to more affordable rents for returning residents in repaired or rebuilt properties. Individuals like Hannah Chowdhry have already taken proactive steps by reaching out to their representatives to push for such measures, recognizing the importance of addressing housing affordability in areas marked by significant deprivation indices."

"Furthermore, there is a need for greater clarity on how the loosely framed homelessness prevention process will impact RAAC homeowners. Councils will likely need to reassess their existing housing stock and consider whether demolishing and rebuilding is the best course of action given the strain on available housing. Additionally, there will be a heightened focus on preventing housed individuals from slipping into homelessness, highlighting the need for proactive measures to address housing insecurity across the board."

Action Plan and Protests: Addressing RAAC Concerns in West Lothian and for Scotland!

A packed audience met to discuss plans for RAAC affected communities in West Lothian

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In a gathering brimming with urgency and determination, residents of West Lothian assembled at The Tower Bar on April 25th, 7 PM, to address the pressing issue of crumbling concrete plaguing their homes. The meeting, marked by the presence of esteemed guests including politicians and community leaders, served as a pivotal moment in their ongoing struggle for justice and resolution.

Among those present were Livingston MP Hannah Bardell, along with local Craigshill Ward councillors Damian Doran-Timson and Veronica Smith, and Bathgate councillor Willie Boyle. Also in attendance was Kerry Mackintosh, a resilient advocate and former resident of Deans South Estate, who dedicated 18 years to securing housing for her community. Additionally, Wilson Chowdhry from the UK RAAC Campaign Group was invited to share his insights.

Despite hopes for collaborative solutions, disappointment loomed as both West Lothian Council (WLC) and Almond Housing Association (AHA) declined invitations to attend. The absence of these key stakeholders underscored the frustration stemming from a perceived lack of communication and support from authorities.

Central to the discussion were updates on the ongoing surveys within Craigshill, a community heavily impacted by the housing crisis. While initial reports indicated progress with visual surveys conducted by structural engineers, concerns persisted regarding the safety of certain properties. Notably, only one house was found devoid of RAAC due to previous fire damage.

In a bid to address the myriad challenges faced by homeowners, politicians like Damien Doran-Timson and Hannah Bardell advocated for increased government funding for surveys and emphasized the need for collaborative efforts. Bardell, in particular, highlighting the critical role of local authorities in addressing the crisis and called for a comprehensive approach to future-proof housing solutions.

First to speak was Cllr Damian Doran-Timson who expressed disappointment, he voiced his dismay at the absence of representatives from West Lothian Council (WLC) and Almond Housing Association (AHA), attributing it to a dearth of information and inadequate communication. He underscored the importance of transparency and collaboration in addressing the housing crisis. To address these pressing concerns, he announced his intention to table a motion urging the council to provide a comprehensive report on their actions and to seek funding from the Scottish Government. This funding would be designated for surveys to be conducted for every single home, regardless of ownership, with the aim of resolving the issue once and for all.

Hannah Bardell was up next, she explained that she had been advocating for surveys to be funded jointly by the Scottish and UK governments, stressing the importance of collaborative efforts in utilizing consequential funding. Furthermore, she highlighted the responsibility of local authorities in addressing the crisis. She voiced her deep concern regarding the challenges faced by local residents in securing insurance for their properties, highlighting the urgency of the issue. She assured attendees that she had initiated communication with the Association of British Insurers (ABI) to address these pressing concerns and find viable solutions.

At this juncture, Wilson Chowdhry elaborated on his direct communication with the Association of British Insurers (ABI) and his collaborative efforts with MPs. He underscored a crucial point: insurance policies, as they currently stand, would not provide coverage for remedial works to building defects like RAAC. This stark reality, he emphasized, renders such insurance effectively futile for homeowners. Chowdhry painted a vivid scenario, illustrating how insurers might exploit loopholes to evade payouts in the event of a catastrophe, such as an earthquake-induced roof collapse, by attributing it to the presence of RAAC in the construction.  Further details can be found in this blog post from March 19th 2024 (click here).

To address this issue, Wilson proposed a solution whereby West Lothian Council (WLC) could underwrite insurance using a grant provided by the council. This approach would make insurance more affordable for homeowners and spread capital costs for WLC.  Mr Chowdhry hoped that funding would ultimately be sourced from the Scottish Government .  Cllr Damian took note of Wilson's proposal and expressed his commitment to explore it further with West Lothian Council (WLC). He acknowledged the potential benefits of such a measure in addressing the insurance affordability issue for homeowners affected by RAAC-related concerns.

In response to a question from the audience regarding whether RAAC homeowners would encounter challenges securing mortgages, Ms. Bardell assured attendees that she would take proactive steps to address this issue. She pledged to correspond  engage with her colleagues in Parliament to advocate for solutions that ensure fair access to mortgages for all homeowners affected by RAAC-related concerns.

She urged individuals facing RAAC-related issues  to reach out to her office , promising to escalate these concerns to Parliament. Expressing a valid concern, she questioned the long-term viability of simply extending the lifespan of affected houses by another 30 years, fearing a recurrence of the crisis in the future. 

Wilson Chowdhry then shared a poignant personal anecdote about his daughter's experience purchasing a house at 19, only to become entangled in the national RAAC scandal. Returning to the earlier question about mortgages, he affirmed that existing mortgage companies would be legally obligated to offer renewals. However, he expressed concern over the potential consequence of this, fearing that homeowners would become "mortgage prisoners," locked into the interest rates of a single company. He earnestly requested MP Bardell to champion this issue in Parliament, urging for measures to mitigate the financial burdens imposed on affected homeowners.  Ms Bardell at this point was about to expand on what help could be offered by the government but was cut short by the convener of the meeting.  Hannah Chowdhry has written to the 

Cllr Willie Boyle raised a critical question about obtaining surveys for private properties, particularly in Bathgate where a builder was encountering difficulties in securing RAAC surveys. In response, Wilson offered assistance by providing a contact who might be able to help facilitate the surveys.  He has since provided the contact details to 6 local councillors in Bathgate and Craigshill.

Mr. Chowdhry further emphasized the council's obligation to acknowledge its responsibility regarding latent defects and uphold its duty of care to homeowners. He shed light on the shortcomings of the Right to Buy scheme, stressing how it had failed to address issues like those stemming from RAAC-related concerns, and tragically resulted in making homeless the very people the scheme was intended to help buy their first home.  

Cllr Willie Boyle advocated for a unified approach, suggesting that one contractor should be tasked with providing surveys for all affected properties. Interestingly, this proposal echoed a similar initiative that Wilson Chowdhry had previously proposed to Aberdeen City Council back in October 2023. A group-buy initiative, as suggested by Cllr Boyle, would likely result in more affordable prices for homeowners. However, it became apparent during the meeting that both elected officials and members of the public unanimously agreed that the costs for inspections should ultimately be covered by West Lothian Council (WLC).

Hannah Bardell proposed the idea of pursuing a class action against West Lothian Council (WLC) regarding the RAAC situation. However, Wilson Chowdhry expressed reservations about resorting to legal action at this stage, deeming it a risky endeavor that should be considered as a last resort. Instead, he emphasized the importance of leveraging the political process to residents' advantage. He urged attendees to participate in the upcoming protests outside the Scottish Parliament on Saturday, May 11th, 2024, and outside the Civic Centre in West Lothian on May 14th, 2024.  Details for the protest can be found (here).

Mr. Chowdhry suggested an alternative approach, proposing that initially, an action could be initiated by a council tenant, possibly funded by legal aid. Later on, this action could be combined with a class action, a strategy that had been under discussion by the Torry Community Council for several months. This phased approach aimed to explore more feasible and potentially less risky avenues for seeking redress and accountability.

Kerry Mackintish, then expressed her solidarity with the community, offering her support to all affected homeowners. She highlighted a concerning observation made two decades ago, noting that RAAC was present in both the walls and roofs of properties in Chestnut Grove.

Additionally, Kerry emphasized the importance of participation in the upcoming protests, urging attendance at the demonstration outside the Scottish Parliament on May 11th, 2024, and the protest at the Civic Centre on May 14th, 2024.

Furthermore, Kerry voiced grievances regarding the lack of transparency from relevant authorities. She criticized the failure of WLC and Almond Housing Association to provide regular updates on the state of buildings and the absence of adequate explanation regarding RAAC before homeowners purchased their properties. This lack of communication left homeowners uninformed and ill-prepared to address the challenges posed by RAAC.

Cllr Damien then assured attendees that the council had committed to providing one-on-one meetings with individuals to address their concerns. He encouraged anyone experiencing difficulties in scheduling such meetings to inform him directly, pledging to advocate on their behalf and follow up with the council to ensure that their needs were met.

Hannah Bardell expressed hope that lessons had been learned from the Deans South situation. She emphasized the importance of Almond Housing Association (AHA) taking responsibility for repairing houses and exploring various options, asserting that homeowners and WLC should not bear the financial burden of surveys.

Wilson Chowdhry shed light on the aftermath of the Deans South situation, revealing that out of 86 houses, only 10 were eventually acquired from a private developer; notably, this was not a solution provided by WLC. He cautioned against making hasty decisions to leave one's home unless presented with a favourable offer. Wilson emphasized the importance of continuing engagement with council members to pursue a paid-for initial survey, crucial for determining the stability of RAAC in homeowner properties, and staying abreast of any developments in the matter. However, he warned about the potential consequences, including the possibility of properties being condemned if the survey report was negative. He cited a case in Tillicoultry as an example, highlighting the risk of swift evictions with only two hours notice.

The meeting concluded with a resolute call to action, encapsulated in a comprehensive register of actions. From securing funding for surveys to coordinating protests at the Scottish Parliament and West Lothian Civic Centre, the community rallied behind a collective vision for change.

REGISTER OF ACTIONS:

1. Secure funding for surveys.
2. Ensure attendance of WLC and AHA at the next meeting.
3. Establish a crowdfunding page for Craigshill residents.
4. Compile information and data for Hannah regarding all affected individuals and their individual circumstances.
5. Arrange for a structural engineer to attend the next meeting.
6. Inquire about legal advice.
7. Facilitate Hannah's discussion with the insurance sector.
8. Organize the protest at the Scottish Parliament on May 11th.
9. Coordinate the protest at the Civic Centre on May 14th from 9am to 10am, prior to the council meeting.

As residents departed, buoyed by a renewed sense of solidarity and purpose, the echoes of their voices reverberated with determination. For in their united front against adversity, they found strength—not merely to confront the challenges of today, but to shape a future where every home stands firm on the foundation of justice and resilience.

After the meeting, Wilson Chowdhry expressed his satisfaction with the productive discussion held with the residents of West Lothian, where the unique challenges encountered by those residing in properties with RAAC were thoroughly addressed. West Lothian boasts 69 council-owned properties, while a significant 318 properties are under the management of Almond Housing. Interestingly, only approximately 34 of Almond Housing's stock are categorized as high risk. Notably, within the Almond Housing Estate, there are 10 privately owned homes, although no specific figures were available for other privately owned RAAC properties throughout the council.

Chowdhry found it encouraging to observe that both West Lothian Council and Almond Housing are actively engaged in efforts to repair existing homes whenever possible, a commendable departure from the approach adopted by Aberdeen City Council. Moreover, in many instances, Almond Housing is also making proactive choices to manage risks associated with medium-risk properties.

However, despite these commendable efforts, homeowners and private tenants alike continue to grapple with challenges in accessing necessary support, while council tenants are expressing a need for further assurances regarding the coverage of their expenses.

Chowdhry reiterated their unwavering commitment to closely monitoring this situation and advocating for a fair deal for all those impacted. It remains imperative to persist in challenging for the rights and support that RAAC residents rightfully deserve."