West Lothian RAAC Homeowners Left in Limbo as Council Fails to Provide Concrete Support Solutions

Wilson Chowdhry leading an earlier protest outside West Lothian Council's Civic Centre

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West Lothian, Scotland – Homeowners in West Lothian, affected by structural issues including the presence of Reinforced Autoclaved Aerated Concrete (RAAC) in their properties, remain in a state of limbo as the local council has yet to offer tangible support. Despite statements from Scottish Housing Minister Paul McLelland on the responsibilities of local authorities, West Lothian Council has not fully leveraged available avenues to assist homeowners in need.  

West Lothian Council's Executive will be discussing a report on RAAC on 3rd September.  The full report can be accessed (here).

In a letter to Wilson Chowdhry, Chair of the UK RAAC Campaign Group, Scottish Housing Minister Paul McLelland acknowledged the stress faced by homeowners needing to make repairs. He noted: “As with any other building maintenance issue faced by homeowners, we recognise that where owner-occupiers need to make repairs to their homes it can be a stressful time and that some may need extra support to undertake work or to access sources of funding. This is why each local authority in Scotland is required to have a Scheme of Assistance Strategy for improving the condition of houses in their local area by which sets out the support that is available to private homeowners who need to make repairs to their home. This would take into account local circumstances and priorities and local authorities may be able to support homeowners through advice, guidance and information on potential sources of funding.”

However, the West Lothian Scheme of Assistance Strategy, as noted, is primarily an advice service and does not provide direct financial support. Most of the financial advice regarding insurance, mortgages and loans is not applicable in RAAC-relates situations.  It offers the minimum provisions of Section 71 of the Housing (Scotland) Act 2006, which outlines various ways councils can aid homeowners, including through financial mechanisms. Despite the flexibility of the Act, West Lothian Council has not yet taken definitive action to support homeowners beyond advisory services, leaving affected residents without the concrete help they urgently need.

Scale of the Problem

A recent report to be discussed at a council Executive Meeting on 3rd September 2024 reveals the scale of the RAAC problem in West Lothian. According to the report, over 300 private homes are identified as being at risk due to RAAC, with varying degrees of structural concerns that could lead to costly repairs. The report provides a breakdown of the affected properties, highlighting the widespread nature of the issue and the urgent need for support.

Category	Number of Homes	Description
Homes with RAAC presence	210	Homes identified with RAAC requiring inspection and possible repair
High-risk homes	95	Homes at immediate risk due to significant RAAC deterioration
Moderate-risk homes	70	Homes with visible signs of RAAC deterioration requiring action
Low-risk homes	45	Homes with RAAC presence but currently stable

Additionally, the report notes that around 60% of affected homeowners have expressed serious concerns about the financial burden of repairs. Many have highlighted the absence of clear financial support options from the council as a key obstacle, compounding the stress and uncertainty they face.

Concern	Percentage of Homeowners Affected
Financial burden of repairs	60%
Lack of clear communication	45%
Uncertainty about repair timelines	50%
Concerns over property safety	70%

It is estimated there are a total of 337 private houses and flats affected by RAAC in West Lothian, in Linlithgow Bridge (52), Broxburn (69), Bathgate (52) and Craigshill, Livingston (164).  With 138 homeowners in Aberdeen taking the total over two councils to 475, the UK RAAC Campaign group estimates a figure of up to 600 across Scotland.

Council's Limited Response

Despite these significant figures, West Lothian Council's response has so far been limited to providing advice and guidance through the Scheme of Assistance Strategy. This strategy, however, does not include direct financial support, which is a critical need for many homeowners facing repairs that could potentially cost thousands of pounds.

The provisions under Section 71 of the Housing (Scotland) Act 2006 allow councils to provide a broader range of support, including financial assistance, yet West Lothian Council has not fully utilized these options. Homeowners are calling for immediate action to be taken, including the provision of financial advice and access to potential funding sources.

West Lothian Council met with the Minister for Housing on July 8, 2024, to discuss the urgent concerns of homeowners affected by Reinforced Autoclaved Aerated Concrete (RAAC). While the Council raised critical issues regarding insurance, mortgages, and the need for clear guidance and professional support, the outcome of the meeting offered little immediate help for affected homeowners. Despite assurances that insurance should not be canceled and that mortgages should still be obtainable, there were no concrete commitments or solutions provided. The proposed actions, including developing guidance and frameworks, remain in the early stages and lack a clear timeline for implementation. Homeowners continue to face uncertainty and potential financial risks, with no additional funding confirmed to cover the significant costs associated with RAAC in their homes. The Council will continue to press for urgent action and clarity from the Scottish Government to better support RAAC-affected homeowners.

Calls for Immediate Action

In a letter addressed to Hannah Chowdhry, then Chairperson of the Torry Community RAAC Campaign, Housing Minister Paul McLennan wrote: "Local authorities are mandated to establish a scheme of assistance statement outlining the support available to private homeowners. This assistance may be tailored as deemed suitable by the authority, within the framework outlined in the Housing (Scotland) Act 2006, Section 71. Ultimately, the determination of support for homeowners in these circumstances will rest with the local authority, factoring in local conditions and priorities."

Wilson Chowdhry, representing the UK RAAC Campaign Group, stated, “It is disappointing that despite clear guidance from the Scottish Government, West Lothian Council has not stepped up to provide the much-needed support for homeowners dealing with RAAC and other maintenance issues. Section 71 of the Housing (Scotland) Act 2006 provides a framework for councils to offer real, tangible support, yet West Lothian has not fully embraced these provisions. Homeowners need solutions now, not more delays.”

Read more about Section 71 (here)

While the Scottish Government has reiterated that funding is not solely their responsibility, the responsibility of local councils to support their communities remains paramount. Homeowners are urging West Lothian Council to act swiftly and use their statutory powers to offer practical support. This includes providing financial advice and facilitating access to potential funding sources, such as missed shares, loans, and grants.

The ongoing situation has left homeowners feeling abandoned and without a clear path forward. As the meeting on 3rd September approaches, affected residents and advocacy groups alike will be watching closely for any signs of progress.

"While it's positive that West Lothian Council is taking steps to address the concerns of RAAC-affected homeowners, the meeting with the Minister for Housing fell short of providing meaningful relief. The outcome offers only the minimum provisions under Section 71 of the Housing (Scotland) Act 2006, which outlines various forms of assistance, including financial mechanisms, but no firm commitments or clear financial support were made. Homeowners remain in limbo, facing uncertainty around insurance, mortgages, and safety concerns, with only vague promises of future guidance and frameworks. This is not enough; we urgently need decisive action and comprehensive support from the Scottish Government, including clear financial assistance to cover the costs of RAAC, to truly help those affected." — Wilson Chowdhry, Chairman of the UK RAAC Campaign Group.

Mr Chowdhry will be leading a protest outside West Lothian Council's before the Council's Executive Meeting on 3rd September before he delivers a deputation on behalf of local people.  The protest details are as follows:

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 9.30am to 11:00am, coinciding with the Full Council Meeting where Wilson Chowdhry will be addressing crucial issues.

On Wednesday, 4th September, Wilson ChowdhryChairman of the UK RAAC Campaign Group, along with Angelica Malone and Teagen Malone from Basildon's Knights Estate, will personally deliver a hard copy of the letter and the previous petition to 10 Downing Street.    

Teagan Malone, said:

"I believe it’s crucial for the government to implement new laws that protect tenants and homeowners. The RAAC housing crisis has highlighted the severe lack of care and consideration for the safety and upkeep of properties. Housing should be about security, not financial gain. Local councils must be held accountable for allowing people to rent and buy outdated homes, as this clearly prioritizes financial

Hannah Chowdhry addresses the West Lothian Council protestors

Tillicoultry Residents Left Devastated by Home Break-Ins and Council Response Amid Ongoing RAAC Crisis

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WATCH FIRST NATIONAL AND INTERNATIONAL NEWS FEATURE ON RAAC HOUSING CRISES (HERE)

Clackmannanshire, 30 August 2024 – Residents of Tillicoultry, who were evacuated from their homes due to the presence of Reinforced Autoclaved Aerated Concrete (RAAC), are facing renewed turmoil after two distressing incidents further shattered their fragile sense of security this week.

The first incident involved a series of break-ins at the evacuated homes, which still house personal belongings and valuable items. For over two months, Clackmannanshire Council has been attempting to organize a safe, accompanied re-entry for residents to retrieve their belongings and integrated appliances. However, delays related to risk assessments and scheduling meetings with residents have stalled progress.

On Tuesday evening (27th August), images shared on a council-managed WhatsApp group revealed the removal and destruction of metal screens intended to secure the properties, suggesting that thieves or squatters had gained access to some homes. Homeowners Fiona and Jimmy Vallance, featured recently in a Sky News segment on the RAAC homes crises, along with Lynsey McQuater, took immediate action by guarding the properties and demanding the council and police secure the buildings. Police arrived swiftly within 30 mins, inspecting damaged entry points, while council contractors re-secured the premises. Nonetheless, Wilson Lees, Clackmannanshire Council’s Homelessness and Supporting People Manager, acknowledged that existing security measures were insufficient.  The traumatised residents remained at the property until around 10:30 p.m., staying vigilant until they felt confident that the properties were secure.

For many residents, this was the final straw. Evicted from their homes by council officers and police, residents expressed their anger, fear, and frustration in the WhatsApp group, demanding better security from the council. Concerns over the council’s handling of security intensified as homeowners called for the release of CCTV footage, questioning the existence of the promised cameras. Lynsey McQuater directly addressed these concerns with council representatives:

For many residents, this was the final straw. Evicted from their homes by council officers and police, residents expressed their anger, fear, and frustration in the WhatsApp group, demanding better security from the council. Concerns over the council’s handling of security intensified as homeowners called for the release of CCTV footage, questioning the existence of the promised cameras. Lynsey McQuater directly addressed these concerns with council representatives:

“This is not good enough. We were told a security company would patrol our area, but we’ve never seen anyone. We were also assured that CCTV was installed, yet we can’t locate any cameras.”

Adding to their frustrations, residents were further disheartened by a letter sent to Lynsey McQuater from Lee Robertson, the council’s Senior Manager – Legal and Governance Monitoring Officer, which outlined reasons for rejecting an online petition calling for fair treatment and support for homeowners affected by RAAC. The council’s response has been met with widespread outrage, as many feel it lacks empathy and fails to address their legitimate concerns.

The council’s response has been met with outrage, as many feel it lacks empathy and fails to address their concerns. The letter also introduced new doubts about the potential permanent loss of their homes and the council’s commitment to offering a fair valuation for properties affected by RAAC.

“The condescending tone and lack of support from the council have left us feeling even more vulnerable and helpless,” said Frances Read, a displaced homeowner. “We’ve been evacuated for nearly a year, and our homes and belongings continue to be at risk due to the council’s inaction.”

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, also expressed his dismay at the council’s response. In his correspondence with Lee Robertson, Chowdhry outlined several key concerns:

• Request for Comprehensive Support: Homeowners are seeking mental health support and financial compensation under Section 71 of the Housing (Scotland) Act, including grants or loans to cover losses such as recently installed kitchens and heating systems. Chowdhry emphasized that residents feel penalized for the council’s historical decisions to use RAAC in construction.

• Valuation Concerns: Chowdhry pointed out that Clackmannanshire Council had previously discussed the provision of pre-RAAC-declaration valuations, directly contradicting Robertson’s recent statements. He emphasized the critical need to preserve the residents' right to petition for fair valuations and to ensure that these values remain a viable option for consideration.

• Financial Compensation: Chowdhry clarified that requests for financial support relate specifically to compensation for incurred losses, consistent with provisions under Section 71.

• Access to Properties: Despite a Dangerous Buildings Notice, efforts are ongoing to allow accompanied access for residents. Chowdhry emphasized that the council’s comments on this matter were unconstructive.

• Public Inquiry: While Robertson dismissed the call for a public inquiry, Chowdhry argued that homeowners have the right to request government intervention and had hoped for council advocacy based on public support.

Unfortunately, the council’s response to Mr. Chowdhry's concerns was disheartening. Robertson replied that she would be on holiday until 16 September, a delay that has left residents worried tht the final report to the council could be pushed back even further, potentially dragging the resolution out for several more months. This delay means that residents’ petitions will miss the opportunity for direct public participation at this critical meeting. Homeowners have since submitted a revised petition and are urging senior management, including the Leader of the Council and the Chief Executive, to review it ahead of the meeting. They are seeking assurance that their voices will be heard and that they will have the opportunity for public participation during the deliberations on the report. In his correspondence with council leaders, Mr. Chowdhry has also called for an expedited reentry into the recently vandalised properties, expressing concern that further delays could lead to the theft or damage of valuable and sentimental items still inside. He emphasized the urgent need for swift action to prevent any additional losses and to provide residents with the opportunity to secure their belongings.

Mr Chowdhry, said:

“The language used in Ms. Robertson's response is not only condescending but confrontational, failing to acknowledge the very real personal struggles faced by the residents. Ms. Robertson is clearly aware of which 'October' valuation we are referring to—it's the one immediately preceding the discovery of RAAC. This information can be easily obtained through records, yet she appears to be playing dumb to filibuster and confuse the residents, who, while not legal experts, certainly deserve clear and honest answers.

Her dismissive approach completely ignores the traumatic ordeal the residents have endured, suggesting a worrying lack of empathy. Her final paragraph reveals her true concern—potential court action and litigation against the council. If that's where this is heading, then I would fully support exploring legal avenues, and showing her the same lack of mercy that has been shown to the residents. It's time to light a fire under her and demand accountability for the mishandling of this crisis.”

Local residents have been actively seeking legal representation to address their grievances, but have faced repeated setbacks as every solicitors' firm they have approached has declined to take on their case. Despite their efforts, they have been unable to secure the services of any legal advocates, leaving them without professional support in their fight for fair treatment and accountability from the council. The residents remain hopeful that an honest solicitor, upon learning about their plight, will reach out and offer the legal assistance they so desperately need. They are seeking an advocate who can champion their cause, help navigate the complexities of their situation, and hold the responsible parties accountable.

As Tillicoultry residents continue to fight for the security of their properties and fair treatment, Clackmannanshire Council’s response to the RAAC crisis remains under intense scrutiny.

Residents of Tillicoultry RAAC-Affected Homes Voice Concerns at Public Meeting with MP Brian Leishman

IMAGE: Around 20 people including a BBC crew (not in image) attended the meeting.

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PLEASE SIGN OUR PETITIONS  FOR UK GOVERNMENT (CLICK HERE) and OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE)

JOIN OUR SCOTTISH PARLIAMENT PROTEST ON 2ND SEPTEMBER 2024 AT HOLYROOD'S REOPENING (CLICK HERE) In a meeting at The White Cockade on 25th August residents of Torry agreed to take a busload of protestors to the Scottish parliament as our national campaign expands.

WATCH FIRST NATIONAL AND INTERNATIONAL NEWS FEATURE ON RAAC HOUSING CRISES (HERE)

Residents of Tillicoultry gathered at Centenary Hall on August 24th for a meeting hosted by the Clackmannanshire Tenants and Residents Federation to discuss the ongoing challenges faced by homeowners and tenants after the discovery of Reinforced Autoclaved Aerated Concrete (RAAC) in their homes. The meeting, chaired by June Anderson, provided an important platform for residents to voice their concerns directly to local authorities and elected officials. Brian Leishman MP for Alloa and Grangemouth and Wilson Chowdhry Chairman of the UK RAAC Campaign Group attended the meeting to listen and understand the issues firsthand, pledging their support to resolve the crisis.

Residents Share Stories of Evacuation and Lack of Support

Jimmy and Fiona Vallance shared their harrowing experience of being evacuated from their home on short notice. They described how Clackmannanshire Council officials delivered a letter at 3:30 pm, followed by an unexpected visit at 6:30 pm to evacuate them immediately. The Vallances were told to pack two suitcases and find alternative accommodation, forcing them to live temporarily with friends. Due to the nature of Jimmy's work shifts, this arrangement was unsustainable, and they were eventually moved to temporary accommodation in Alva. Their furniture remains in storage in Cowdenbeath, causing ongoing stress and financial strain.

Lynsey McQuater highlighted the inadequate support provided in the immediate aftermath of the evacuations. She noted that two of the four Council-appointed liaison officers were on holiday and unaware of their responsibilities to assist residents during this critical time. Owain Carter added that repeated calls for mental health support had largely gone unanswered by the Council. Residents expressed their gratitude towards a Council employee named Maria, who, despite the challenging circumstances, tried her best to support both tenants and homeowners, advocating for their needs with limited success.

Residents of the Park Street and High Street blocks expressed their frustration that the chaotic evacuation process, first seen in Chapelle Crescent, was repeated in their area without any improvements or lessons learned. Many felt that no impact assessments were conducted prior to the evacuations, compounding their sense of neglect and mistreatment by the Council.

Restricted Access to Homes and Concerns About Property Safety

One of the major points of contention among residents is the ongoing restriction on re-entry to their homes. Several residents reported being unable to access their properties to retrieve essential items such as passports, driving licences, and recently installed kitchen units that remain unpaid for. Although a structural engineer had determined that the buildings were safe for short, monitored visits, the Council continued to refuse access, citing health and safety concerns. This refusal has left many residents feeling trapped and powerless, unable to recover their belongings or assess the condition of their homes.  At the meeting, Mr. Wilson Chowdhry confirmed that his discussions with the Council, which included communications with senior officers, Chief Executive Nikki Bridle, and Provost Donald Balsillie, revealed that efforts were underway to permit accompanied entry into the affected properties. A meeting would soon be arranged to discuss the specific parameters of this access. Council officers also indicated that they hoped to allow the removal of integrated appliances, although any fixtures attached to the building walls would remain in place.

Owain Carter raised concerns about a Freedom of Information (FOI) request he submitted, which revealed that the Council had considered demolishing the Chapelle Crescent flats before the RAAC issues were identified. He also criticised the Council for quietly withdrawing as factors of the building in late 2022, without informing residents. Mr. Carter believes that the Council deliberately neglected maintenance of the properties, as evidenced by the failure to replace a felt roof covering that was already seven years past its expiration date. He continues to await a response from the Council regarding his latest FOI request, one of four he has submitted on the matter.  Mr. Chowdhry confirmed the response from Clackmannanshire Council to his Freedom of Information request, in which Pearl McMenemy, the Monitoring Officer, stated: “I can confirm that we do not believe there to be any requirement for notification of de-registration to be provided in writing; however, we do accept that it may have been beneficial to have notified residents in writing of this change.” MP Leishman agreed to raise the issue with Clackmannanshire Council.

National Response and Legal Advice from UK RAAC Campaign Group

Wilson Chowdhry, representing the UK RAAC Campaign Group, provided insight into the wider implications of the RAAC crisis across the UK. He noted that Scotland is disproportionately affected, with 1,994 homes identified by the Scottish Housing Regulator as containing RAAC, compared to 18 in England and 44 in Wales. Mr. Chowdhry urged residents to seek legal advice before accepting any compensation offers from the Council, noting that local legal representatives have been reluctant to take on these cases. He pledged to explore further legal avenues and launch a media campaign to bring more attention to the issue.

Mr. Chowdhry also called for urgent amendments to the Financial Services and Markets Act 2000 to protect homeowners who lose their properties due to health and safety concerns. He argued that banks should not charge interest on outstanding loans in these circumstances, particularly given the significant public funds used to bail out banks during the financial crisis. Mr. Chowdhry emphasized that it is now time for banks to reciprocate that support by offering relief to those facing financial hardship through no fault of their own.

Furthermore, Mr Chowdhry proposed changes to the Finance Act 2003, advocating for the reinstatement of first-time buyer status for individuals who lose their homes due to safety issues if the property was their primary residence. He stressed that these amendments would introduce much-needed fairness into what has become a debilitating situation for affected homeowners.

Mr. Chowdhry also called for legislative changes similar to the General Product Safety Regulations, aiming to hold developers, councils, and housing associations accountable for the use of substandard building materials like RAAC. He argued for a national register of high-risk buildings and for mandatory disclosure of property risks to protect future buyers. Wilson's proposals included a call for the UK Government to initiate a public inquiry into how councils and housing associations have handled RAAC-related safety reports, property sales, and homeowner concerns.

Mr. Chowdhry urged MP Leishman to utilize parliamentary tools, such as Early Day Motions and questions in Parliament, to advocate for change in the current situation.

IMAGE:  MP Brian Leishman and Wilson Chowdhry Chairman of the UK RAAC Campaign Group vow to assist residents affected by RAAC in Clackmannanshire.

Political Support and Future Actions

Responding to residents’ concerns, Brian Leishman MP committed to taking concrete actions on their behalf. He outlined plans to write to key government officials, including Angela Rayner, Secretary of State for Housing, Communities and Local Government, Ian Murray, Secretary of State for Scotland, and John Swinney, First Minister of Scotland, urging a coordinated response from both the UK and Scottish Governments. Brian also pledged to raise the issue through Parliamentary Questions to seek legislative changes that could prevent similar crises in the future.  In an email Mr Leishman, wrote:

"I am of course happy to consider Parliamentary Questions further down the line, but that may take some time as we are  currently in recess and more or less will be until after conference season ends in a few weeks. I have taken the more immediate step of  writing now directly to the various Secretaries of State and Ministers, in order that I can get things moving forward as quickly as  I can."

Mr. Leishman underscored the need for collaboration between the Scottish and UK Governments, stressing that this is not a political issue but a matter of safeguarding people’s lives and homes. He also plans to engage directly with Nikki Bridle, Chief Executive of Clackmannanshire Council, to push for more transparent and urgent action on behalf of affected residents. Mr. Leishman agreed to include Mr. Chowdhry in all communications with the relevant bodies.

Residents were encouraged to continue their media campaign and keep their plight in the public eye. Brian requested that any FOI information be forwarded to him to aid in his efforts. 

Mr. Chowdhry emphasised that the actions he is pursuing are unprecedented among MPs and expressed his gratitude for the service provided to those impacted by the RAAC crisis.

Calls for Compensation and Further Investigations

Compensation was a key focus of the meeting, with residents calling for support that goes beyond structural repairs. They highlighted the need for compensation for lost personal belongings, including furniture, curtains, and appliances. Some residents noted that their fridges and freezers had been left with rotting food for over ten months, making them unfit for reuse and requiring replacement.

Concerns were also raised about the impact of metal shutters installed for security on ground-floor windows. The removal of glass panes to accommodate the shutters has reportedly led to increased dampness inside the properties, further deteriorating the already fragile living conditions.

Next Steps

As the meeting concluded, residents agreed to maintain pressure on local and national authorities. A petition is currently being created via Clackmannanshire's web portal. Residents hope to secure enough signatures for Wilson Chowdhry to represent residents at the next Council meeting, with 250 signatures needed for this representation.

Residents expressed their gratitude to Brian Leishman MP for his proactive approach, dedication, and willingness to support their ongoing campaign.

For further information, please contact the UK RAAC Campaign Group at wilson@aasecurity.co.uk

Aberdeen Council RAAC Decisions Draw Criticism as Residents Face Uncertain Future and Rising Costs in Crisis

IMAGE: Dozens of RAAC protestors met outside Marischal House before Aberdeen City Council Full Council Meeting to call for a fair deal. The protest was organised by UK RAAC Campaign Group and Torry Community RAAC Campaign

PLEASE JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)

PLEASE SIGN OUR PETITIONS  FOR UK GOVERNMENT (CLICK HERE) and OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE)

JOIN OUR SCOTTISH PARLIAMEBT PROTEST ON 2ND SEPTEMBER 2024 AT HOLYROODS REOPENING (CLICK HERE) In a meeting at The White Cockade on 25th August residents of Torry agreed to take a busload of protestors to the Scottish parliament as our national campaign expands.

WATCH FIRST NATIONAL AND INTERNATIONAL NEWS FEATURE ON RAAC HOUSING CRISES (HERE)

Aberdeen City Council has decided to demolish and rebuild more than 500 homes in response to concerns about reinforced autoclaved aerated concrete (RAAC) in the Balnagask area of Torry. The decision, which was made during a full council meeting on Wednesday 21st August, follows comprehensive independent surveys, a detailed options appraisal, and extensive consultations with the local community.

The affected properties include approximately 366 council-owned homes and 138 privately-owned residences. After considering various solutions, the council concluded that demolition was the fastest and most cost-effective method to mitigate the high risks associated with the RAAC panels used in the roofing of these homes.

During the meeting, a deputation written by Hannah Chowdhry was read by Hannah Leiper, whose parents own a home on the RAAC-affected estate. Hannah Chowdhry, who was volunteering in Thailand teaching English to tribal children, was unable to connect online as originally planned.

 

VIDEO: Hannah Leiper reading Hannah Chowdhry's deputation for a fair deal for RAAC homeowners in Aberdeen

In her deputation, Hannah expressed her distress over the matter.

"As a young homeowner in Torry, I now face a bleak and uncertain future due to this council's decisions. Just four months ago, at 19, I proudly became a homeowner, believing I was making a wise investment in my future. But soon after, I learned that my home was built with RAAC, a dangerously unstable material. The roof over my head, once a symbol of security, has become a source of anxiety and despair."

Hannah expressed her dismay at the direction the council officers were taking in both the submitted report and the proposed working plan:

"Aberdeen City Council has the knowledge, resources, and the legal authority under Section 71 of the Housing (Scotland) Act 2006 to do more—to offer real assistance and fair compensation. But instead, the council has chosen to take the path of least resistance, one that benefits the council’s interests at the expense of its residents. This approach is not only unjust, it’s inhumane. By pushing us into a corner, offering only a pittance for our properties, the council is effectively profiting from our misfortune, setting the stage for large new housing complexes to replace our homes"

Hannah also warned of the potential outcomes: 

"The impact of this decision will be catastrophic. Not only will it lead to an increase in homelessness in our city, but it will also tear apart the social fabric of our community. The long-term consequences on local businesses, schools, and healthcare facilities will be severe. As the number of void properties increases, the risk of anti-social behavior and vandalism grows, further destabilizing the area. This is not the legacy that any council should want to leave behind."

Mr. Wilson Chowdhry, Chair of the UK RAAC Campaign Group and father of affected homeowner Hannah Chowdhry, delivered a powerful deputation to the Council today, expressing deep concerns over the handling of the RAAC (Reinforced Autoclaved Aerated Concrete) crisis and its impact on local homeowners.

VIDEO: Wilson Chowdhry delivers his deputation, calling for a fair valuation for Aberdeen Homes with RAAC

In his speech, Mr. Chowdhry criticized the Council's approach, highlighting a lack of transparency and support for homeowners facing potential financial ruin due to the presence of RAAC in their properties. He pointed out that, while the Council's report acknowledged the severity of the situation, it failed to offer adequate solutions or financial assistance.

"The report mentions that 59 people responded to your inquiries, with approximately 63% being homeowners," Mr. Chowdhry stated. "Yet, most were unaware that the Council planned to offer only the current market value for our properties. The rapid gathering of over 400 signatures on a Scottish Parliament petition since the report's publication indicates a profound disconnect between the Council’s intentions and the public’s understanding."

Mr. Chowdhry also criticized the Council for failing to consider alternative financial solutions, such as loans, shared equity schemes, or grants, which could have eased the burden on affected homeowners—particularly those in homes that do not adjoin council properties and are therefore not required to sell under a voluntary agreement. The report suggests these homeowners could explore their own solutions. Following the meeting, Housing Minister Paul McLennan issued a letter (see end of post) stating that "each local authority in Scotland is required to have a Scheme of Assistance Strategy for improving the condition of houses in their local area, which sets out the support available to private homeowners needing repairs." This underscores the expectation that Aberdeen City Council should have a plan in place for those who wish to proceed with repairs and the lack of any source of assistance funding would have skewed survey results. 

Mr. Chowdhry also expressed concern over the Council's proposal to offer market value for properties, warning that it could result in significant financial losses for those with large mortgages or who are in vulnerable situations. "Offering figures between £10,000 and £20,000 for homes that were worth over £130,000 is not just unfair—it’s an insult to democracy and the principles of fairness," Mr Chowdhry said. "It seems that council delays have only led to further reductions in our property valuations, compounding our distress."  He was referencing section 4.12 of the report, which states:

4.12 Recognising that the majority of the cost is likely to arise in future financial years, the proposal is for a sum of £4m to be made available to support the initial expenditure expected in 2024/25. The types of cost that are expected to be met from this sum would include, but not be restricted to, project management, surveys, demolition preparation, project design and masterplanning, property acquisition and associated legal costs.

Mr. Chowdhry concluded by urging the Council to reconsider its approach and to provide a solution that is fairer and less financially crippling to homeowners. He called on elected members to uphold their commitments under Section 71 of the Housing (Scotland) Act 2003 an to offer more substantial support to those affected by the RAAC crisis.

Hannah Chowdhry's full deputation can be read (here)

Wilson Chowdhry's full deputation can be read (here)

A report was provided by officers to update councillors and justify the decision-making process that led to the current options. The report can be viewed here:

VIDEO: Council officers give report to justify demolition of Aberdeen Homes

Note: In the video, officers appear to justify their decisions by highlighting the counseling they provided to traumatized tenants and homeowners. While they acknowledge that conducting surveys during the summer term was not ideal, they claim to have provided "as much information as possible, so they could understand the options that were being put forward and they could really understand the impact, understand some of the cost, in order for them to share the impact on them through the survey." However, none of the pre-survey documentation they mentioned explained that current market valuations for properties would be sought, nor did it disclose the shocking revelation—unveiled during the Council Meeting—that they intended to deduct the cost of roof repairs from pre-RAAC valuations. The first anyone heard of this was in the Council Meeting when Stephen Booth brought it up, after attempting to downplay the fact that the initial £4 million they were requesting was intended to cover housing acquisitions and legal costs based on expected land values.

Councillors then spent about an hour questioning the senior officers leading the RAAC Options proposal. Cllr. Miranda Radley raised questions regarding the justification of the report but failed to address key concerns, such as why valuation figures were not included in the pre-survey literature. She also did not question why Mr. Booth failed to clarify that voluntary purchase agreements would be based on current market values rather than pre-RAAC declaration values—an assumption held by most homeowners and previously raised by Mr. Chowdhry and Hannah Chowdhry at two Communities Housing and Public Protection Meetings.

Cllr. Alex Nicholl then asked a series of questions aimed at dispelling Mr. Chowdhry's concerns over the £4 million requested for property acquisition, querying a figure of £20 million instead. Mr. Booth corrected Cllr. Nicholl, who mistakenly referred to voluntary agreements as "buy-back," which was a misstep at this stage of the Council's decision-making process. Mr. Booth claimed that voluntary agreements would have been at a substantially higher figure than Mr. Chowdhry suggested. However, it strains credulity that Mr. Booth believed current market value minus the suggested roof remediation costs would leave homeowners with a more substantial figure. Moreover, Mr. Booth failed to explain why the deduction of roof repair costs from any valuation was not mentioned in the survey preamble, during his private meetings, or in the final report. 

Cllr. Tauquell Malik asked whether laws focused on Best Value or those that could assist homeowners, such as the Housing (Scotland) Act 2006, took precedence over one another. He was advised that no laws have precedence and that all relevant laws should be considered together. This question was prompted by a discussion Cllr. Malik had with Mr. Chowdhry.  In a moment of sheer political maneuvering, 

Cllr. Van Sweeden asked if the officers were experts in handling the RAAC situation. Mr. Stephen Booth quickly asserted that his team had managed the RAAC issue more effectively than other councils and claimed that many were following their lead. However, this contrasts with what Mr. Chowdhry was told by Wilson Lees of Clackmannanshire Council, who stated that their decision-making process is entirely separate from how other councils operate. Lees also mentioned that their preferred option is to provide a fair pre-RAAC declaration valuation for voluntary agreements with homeowners.  Cllr Simon Watson queried where funds to pay for the project would come from, a  response from Stephen Booth suggested from slippage from the Council's Housing Revenue Budget and perceived assistance from the Scottish and Uk Government with n specific definition of how they would help.

Councillor Simon Watson raised a concern about the source of funds for the project. In response, Stephen Booth indicated that the funding might come from slippage in the Council's Housing Revenue Budget. He also mentioned potential assistance from the Scottish and UK Governments, although he did not provide specific details on how they would contribute.

You can watch the Q and A session here: 

VIDEO: ACC Councillors seek clarification on RAAC options report from senior officers

During a deliberation over the proposal, Ms. Radley faced significant criticism after rejecting amendments from both the Labour and Conservative parties. The Labour Party had called for a less expensive solution involving the repair of homes, while the Conservatives proposed voluntary agreements offering beleaguered homeowners fair April 2023 valuations for their properties. Ms. Radley was ridiculed for suggesting an increase in council rents to address the RAAC crisis, a calamitous statement that angered her counterparts in both Labour and the Conservatives. They both demanded an end to the potential "Radley Tax" and sought confirmation that unsuspecting tenants would not bear the financial burden for historical council mistakes. 

VIDEO:  Councillors debate over proposal and rejected amendments from Conservatives and the Labour groups.

In the ensuing debate, Councillor John Cooke argued that the decision should be used as a tool to leverage more funds from both the Scottish Government and the UK Government. He pointed out that, while the Scottish Government does have devolved responsibility for housing, its cash-strapped nature limits its ability to take out loans. In contrast, the UK Government has a much greater capacity to secure extensive loans.

Councillor Ian Yuill unfairly criticized Councillor Kuznir of the Conservatives and Councillor Watson of Labour, suggesting they were proposing solutions that would overstretch an already strained Housing Revenue Budget. He pointed out that councils cannot fall into bankruptcy, as they would receive necessary support from the government to prevent it. Yuill also called for lobbying the UK Government, arguing that this is a UK-wide issue. However, he seemed to overlook the fact that only 18 homes have been affected in Basildon, England, with just two homeowners impacted, and 44 homes in Hirwaun, Wales, affected in properties sold by Trivallis Housing Association.

Wilson Chowdhry has advocated for UK Government participation, arguing that since the government promoted the Right-to-Buy scheme, which has failed these homeowners, it provides a more reasonable basis for their involvement. Mr. Chowdhry has consistently emphasized that this is a distinctly Scottish issue, asserting that it is the responsibility of the Scottish Government to find a solution. However, he has also noted that any response should not be contingent on assistance from the UK Government.

Councillor Miranda Radley, convener of the Communities, Housing, and Public Protection Committee, acknowledged the difficulty of the decision, stating, “This is one of the hardest decisions the Council has taken. We understand the significant impact on residents, many of whom have lived in their homes for years. However, the safety and welfare of our residents must come first.” 

Speaking after the meeting, Wilson Chowdhry criticized Councillor Radley, stating, "Cllr Radley has some real gall claiming this decision was based on the safety of residents. I attended the same meeting and continually heard references to 'best value' rather than the safety of people. It was delays in deciding a best value fit that have led to homeowners remaining in their homes. Had the councillors genuinely been concerned about the health of RAAC homeowners, they would have offered fair values for homes ages ago and faced no resistance. This has been made clear to the council in deputations my daughter and I have shared in several council meetings." 

The council has committed to providing one-on-one support to affected individuals and families, helping them secure alternative housing from the existing stock. Additionally, rehomed council tenants will be given priority access to new homes that meet their needs once the rebuilding process is complete.

For the demolition to proceed smoothly, the council intends to purchase the privately-owned properties through voluntary agreements, offering market value plus legal costs and compensation for home loss and disturbances. Both private homeowners and tenants will receive the same level of rehoming support as council tenants and will be prioritised for council housing.

The demolition and subsequent landscaping are expected to cost between £20-25 million and will take three to four years to complete. The construction of new homes is estimated to cost at least £130 million, with a projected timeline of five to 15 years.

Aberdeen City Council plans to seek financial assistance and flexibility from the UK and Scottish Governments to cover the immediate and long-term costs associated with the project. Discussions regarding funding and housing development are ongoing, and the council remains committed to supporting affected households throughout the process. No solid guarantees exist for funding.

A spokesperson for the Scottish Government acknowledged the concerns of residents, emphasizing their ongoing collaboration with Aberdeen City Council to ensure that the preferred solution is implemented and that all affected households receive appropriate support.

Torry RAAC afected residents call for justice.

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

"RAAC Campaign Group has fought tirelessly to convince Aberdeen councillors (mainly those from the SNP Administration) to do the right thing and offer a fair deal to homeowners in Torry, Aberdeen. Unfortunately, our appeals and petitions seem to have fallen on deaf ears. In a press statement, Miranda Radley, Convener of the Communities, Housing, and Public Protection Committee, claimed, “This is one of the hardest decisions the council has taken.” However, the reality is that the truly hard decision would have been to stand up for the homeowners affected by the RAAC crisis—something the Aberdeen councillors have regrettably failed to do."

These councillors have shirked their responsibilities, leaving homeowners with crumbling ceilings, built by the council, to face years of financial struggle. Many affected homeowners are elderly, unable to work, and will see the meager compensation for their hard-earned homes wasted on rent, leaving nothing for their children or future generations. Younger homeowners, like my daughter Hannah, will be left with insurmountable debt, paying mortgages for properties that no longer exist.

"It's deeply disheartening that, despite a clear mandate for equal consideration of all laws, the council has chosen to prioritize health and safety only when it aligns with achieving the best value for themselves, rather than honoring their commitment to serve the affected community. This approach appears to be nothing more than a clearance effort and a despicable profit gain for the council, executed at the expense of impoverished taxpayers who lack the resources for legal protection to fight for justice."

"It is crucial that homeowners continue to challenge the UK Government and Scottish Government to intervene and create a national fund to address the RAAC crisis. Our letter to Prime Minister Keir Starmer, submitted to 10 Downing Street, also calls for changes to financial laws to reintroduce first-time buyer status for people who lose their main residence due to health and safety issues like this RAAC scandal. Furthermore, mortgage companies must be prevented from charging interest on loans for properties that no longer exist, trapping homeowners as mortgage prisoners."

We urge the new UK Government and Scottish Government to take these proposals seriously and enact the necessary legislation to protect those affected.

Protest for RAAC Relief: Demand for Protection and Accountability at Scottish Parliament and 10 Downing Street

 

PLEASE JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)

PLEASE SIGN OUR PETITIONS  FOR UK GOVERNMENT (CLICK HERE) and OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE)

The UK RAAC Campaign Group is organizing a protest at the Scottish Parliament to advocate for communities impacted by RAAC (Reinforced Autoclaved Aerated Concrete). This demonstration highlights growing concerns that Scottish local councils may provide insufficient compensation to council tenants, private renters, and homeowners who are facing significant losses due to evacuations from buildings with deteriorating concrete.  The event is to be held on the first day of return of parliamentarians when their current recess ends.

Scottish Parliament Protest Organized by the UK RAAC Campaign Group:

Date: Monday, 2nd September 2024

Time: 2pm - 4pm

Location: Scottish Parliament Building, Holyrood, Edinburgh, EH99

Event Focus: The protest will call for new legislation to safeguard homeowners, the establishment of a national fund for Scottish communities affected by RAAC, and a public inquiry into council responses to RAAC issues. Learn more about what the UK RAAC Campaign is calling for (here)

We will also submit our previous petition (click here) and a hard copy of an open letter (click here) that has already been sent electronically to UK Prime Minister Keir Starmer MP, Scottish First Minister John Swinney MSP, UK Secretary of State for Housing, Communities, and Local Government Angela Rayner MP, and Scottish Minister for Housing Paul McLennan MSP.  

On Wednesday, 4th September, Wilson ChowdhryChairman of the UK RAAC Campaign Group, along with Angelica Malone and Teagen Malone from Basildon's Knights Estate, will personally deliver a hard copy of the letter and the previous petition to 10 Downing Street.    

Teagan Malone, said:

"I believe it’s crucial for the government to implement new laws that protect tenants and homeowners. The RAAC housing crisis has highlighted the severe lack of care and consideration for the safety and upkeep of properties. Housing should be about security, not financial gain. Local councils must be held accountable for allowing people to rent and buy outdated homes, as this clearly prioritizes financial

Clackmannanshire Residents Rally Against RAAC Delays: Plans for Protest at Scottish Parliament

PLEASE JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)

PLEASE SIGN OUR PETITIONS  FOR UK GOVERNMENT (CLICK HERE) and OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE)

On Saturday, 17th August, residents of homes evacuated due to the presence of dangerous Reinforced Autoclaved Aerated Concrete (RAAC) in their roofs convened at The Crossed Peels in Stirling to discuss the next steps in their campaign. The meeting followed the news that the Clackmannanshire Council's report on decisions related to affected RAAC estates, initially expected on 29th August, had been postponed.

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, briefed attendees on his recent conversation with Wilson Lees, the Homelessness and Supporting People Manager at Clackmannanshire Council. During their discussion, Mr. Lees explained that officers would continue to pursue pre-RAAC-declaration valuations in voluntary agreements for owners of private homes evacuated due to RAAC, which provided a morale boost for the residents.   However, he did iterate that the final decision rests with the council. Additionally, Mr. Lees agreed to expedite a Special Meeting for the report as soon as it was ready, to avoid a three-month delay that would result from the council’s quarterly meeting schedule. This was seen as a positive development, especially since Aberdeen City Council had announced that it would be valuing homes under current market value in a report for their Full Council Meeting on 21st September.

Mr Lees, said:

"I can only reiterate that all decisions relating to potential purchase of the affected properties rest exclusively with the Council's elected members who will make their decision based upon the information presented to them and after consideration of the recommendation presented by officers. 

I am not in a position to second guess what that outcome will be, nor make any statements that would bind or commit the Council.

Purchase from the owners at pre-RAAC discovery values is one of the options that Council may consider. However, elected members must take account of the needs of the community/rent payers and act in their best interests. They will be required to consider which option represents best value."

A follow-up meeting between Clackmannanshire Council officers, homeowners, and Mr. Chowdhry was scheduled for 22nd August. The primary focus of this meeting was to ensure that homeowners understood the report's context and were not unduly alarmed by references to compulsory orders. These orders, if pursued, would lead to lower valuations and additional costs for homeowners who declined voluntary agreements, as stipulated by the Building (Scotland) Act 2003.

Residents expressed concerns over the delayed report, to which Mr. Chowdhry explained that the council’s limited resources and the scarcity of contractors capable of RAAC-related work in Scotland placed them at a disadvantage. Larger councils with more significant RAAC issues were being prioritized by contractors due to their higher payment capacity. Mr. Chowdhry reiterated his request for Mr. Lees to expedite the special meeting once the report is finalized.

During the whatsApp conversation, Mr. Chowdhry was advised by Mr Lees that Clackmannanshire Council does not consider itself liable for compensation related to the losses homeowners have incurred. Many residents are facing the dual financial burden of paying mortgages and rent, along with removal and storage costs. This position was confirmed through a Freedom of Information request submitted by Mr. Chowdhry during a Teams meeting with three senior officers, which stated: "Clackmannanshire Council does not consider itself liable to pay compensation relating to the relevant accommodation. Should affected homeowners believe the Council is liable for financial loss they are entitled to seek legal advice on the matter."  Read full response to FOI request at end of post.  

However, Mr. Chowdhry was provided with contact details for the District Valuer's office to inquire whether they would consider including the value of a new Wren Kitchen in the property valuation. The kitchen was installed two years ago, and the owner will still be paying it off for the next two years.

Residents were also awaiting a final, and hopefully accompanied, re-entry into their properties to retrieve their possessions. Mr. Lees confirmed that a date would soon be provided and that the status of access for homeowners would be finalized shortly. While Mr. Chowdhry was informed that it was highly unlikely fitted cupboards could be recovered, he expressed hope that appliances might still be salvageable. Additionally, Mr. Chowdhry received a response to his open letter addressed to the Chief Executive and Leader of the Council, which largely reinforced the points discussed above. You can read that letter (here).

Mr. Chowdhry reminded residents of the ongoing Scottish Parliament petition, which has garnered 999 signatures, calling for a national budget to address RAAC-related issues across the 13 affected Councils and Housing Associations in Scotland. Lynsey McQuater informed the group that she and others had been distributing flyers and posters in shops and community centers to rally broader support. Additionally, some members were contacting local community councils to propose motions in support of the petition. A national budget would enable Scottish councils to cover additional costs and offer fairer valuations for affected homes.

Mr. Chowdhry proposed holding a protest outside Clackmannanshire's headquarters on the day the report is presented to the full council, and it was unanimously agreed to proceed once the date is announced. In collaboration with Lynsey McQuater, Mr. Chowdhry drafted and submitted a public petition via Clackmannanshire Council's online portal. Today, Gillian White from the Council's Committee Services Team confirmed receipt of the petition. She stated, "The Council has received your request to place an on-line petition on the Council's website for "A fair deal for Tillicoultry Homeowners faced with RAAC Crises".  The Petition  is currently under review by the Council's Monitoring Officer and we will let you know the outcome of the review and whether or not the petition can be published on the website to allow the required number of signatures to be gathered."  Read more about Aberdeen City Council's report (here).

Finally, Mr. Chowdhry proposed organizing a protest outside the Scottish Parliament on its first day back after recess. The group agreed to hold the protest at 2 pm on Monday, 2nd September. Other groups have already been contacted to galvanize wider support, and the Torry Community RAAC Campaign has agreed to post details of the protest on their Facebook page as will A Fair Deal for Homeowners in Deans South.

Quote from Wilson Chowdhry:

"The approach taken by Clackmannanshire Council, potentially offering pre-RAAC-declaration valuations, represents a crucial step in mitigating the financial hardship faced by homeowners affected by RAAC issues. This approach acknowledges the investments made by property owners before the problem was identified and aims to provide fair compensation based on these prior values.

In stark contrast, Aberdeen City Council's consideration of current market values is concerning. This method, which often results in valuations below the original purchase prices, risks creating negative equity for homeowners and their mortgage providers. This could leave many in precarious financial situations with no national support scheme to fall back on.

Given these disparities, it is imperative that we rally more support from the wider community. The plight of these homeowners is urgent, and broader public awareness and support can help drive the necessary changes and advocate for more equitable solutions."

— Wilson Chowdhry

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The full FOI response to Mr Chowdhry's FOI request can be read here:

Dear Mr Chowdhry,

Thank you for your information request dated Tuesday 4th June 2024.

I am happy to supply you with the information you requested. 

Q1. Voluntary Purchase and Evaluation: Wilson Lee has informed Grant Kerr that the council intends to offer a voluntary purchase of properties and that a desktop evaluation will assess the value of homes from before the October evacuations. We request this information in writing to understand the terms and process involved.

A1 - As per our meeting of 7th June 2024, voluntary purchase is one option that may be progressed however, the decision on matters such as this are reserved to the elected officials of the Council at a full meeting of the Council. Officers will make recommendations in a paper to Council in due course. At this time no methodology has been established to determine what might constitute an appropriate offer. 

Q2. Compensation for Expenses: Will the council compensate homeowners for any expenses incurred, including temporary accommodation rents, mortgage payments for empty properties, and utility costs where the council failed to act responsibly by switching off these utilities?

A2.   Clackmannanshire Council does not consider itself liable to pay compensation relating to the relevant accommodation. Should affected homeowners believe the Council is liable for financial loss they are entitled to seek legal advice on the matter. 

Q3. Recompense for Renovations: Will homeowners be offered any recompense for the significant investments made in home renovations? Many have poured their life savings into these properties, only to face displacement due to RAAC concerns.

A3.   Clackmannanshire Council does not consider itself liable to pay compensation relating to the relevant accommodation. Should affected homeowners believe the Council is liable for financial loss they are entitled to seek legal advice on the matter. 

Q4. Lack of Written Records: We are deeply concerned that the council has not documented the details of the two public meetings held, which is a blatant lack of transparency.

A4. The two meeting which have taken place were open only to the affected owners, they were not public meetings. Owing to the Council's limited resources it is unable to officially minute every meeting, though, of course, homeowners were free to take their own notes. The meetings were attended by senior officers of the Council and an elected official who provided information to homeowners on a range of issues and fielded a number of questions which were answered candidly The Council believes it has been open and transparent in its communication with homeowners.

Q5. Access to Properties: Homeowners were abruptly evacuated with minimal notice, and access to their properties for retrieving personal belongings, some of which are very sentimental, has been severely restricted. We demand clarity on when and how homeowners will be able to access their properties and retrieve their belongings, along with appropriate compensation for any losses incurred.

A5 - Steps are being taken to facilitate re-entry to the affected buildings to carry out a final recovery attempt of belongings. Homeowners are being kept abreast of developments. As above, Clackmannanshire Council does not consider itself liable to pay compensation relating to the evacuation of the relevant accommodation.   The Council has no obligation to recover homeowner belongings yet it has done so on two previous occasions without recharge to the homeowners.

Q6. Lack of Pre-Advisory: Homeowners were left uninformed about the presence of RAAC in their properties before purchase, and the need for regular inspections was not communicated. This negligence is unacceptable and has put residents at risk.

A6.   This is a statement rather than a question and no response will be offered.

Q7. Neglect of Property Maintenance: Why were these properties neglected while under the council's management as property factors, especially considering their construction with RAAC and other substandard materials? Despite reports of issues like water ingress causing significant damage, the council failed to respond adequately, allowing buildings to deteriorate into hazardous conditions. Contradictorily, a report by Harley Haddow asserts that RAAC panels have been in place for over 50 years without recorded failures, raising questions about the accuracy and reliability of assessments.

A7.  The Council denies the allegation of neglect. Responsibility for the maintenance of the buildings was shared equally by all owners and not the sole responsibility of Clackmannanshire Council. Should the affected owners believe the Council is liable for financial loss they are entitled to seek legal advice on the matter. 

Q8. Plans for New Development: Was there always a predetermined agenda to construct new homes on this land, thereby neglecting the maintenance of existing buildings? We have received information indicating the existence of plans for a larger, more ambitious development on the site. Can you confirm the veracity of these plans? We demand a clear record stating that there were no prior intentions to rebuild over the remnants of our homes. It must be explicitly stated that the aesthetics of our properties and potential financial gains did not influence the decision to demolish.

A8. The Strategic Housing Investment Plan (SHIP) represents the Council's approved affordable housing development plan and forms the basis of investment discussions with the Scottish Government. I attach links to SHIPs covering the timeframe from 2007 to 2027 https://www.clacks.gov.uk/site/documents/housing/strategichousinginvestmentplan/
The RAAC evacuated blocks are not identified within these documents as locations where the Council has considered development works. 

Q9. Awareness of Short Lifespan: Was the council aware of the limited lifespan of RAAC before selling properties to unsuspecting homeowners under the Right-to-Buy scheme? If so, why were these properties still sold? Was this a deliberate attempt to shift liability onto unaware buyers, under the guise of promoting equitable housing? It appears that homeowners were misled into believing that their purchases would result in lifetime investments and the creation of legacies for their descendants. Do you acknowledge that the Right-to-Buy scheme has ultimately failed, leaving homeowners vulnerable to unforeseen risks and financial burdens?

A9. Clackmannanshire Council does not consider itself liable in relation to the Right to Buy Scheme relevant to this accommodation. 

Q10. Excessive Costings: Residents were shocked by the excessively high cost estimate for roof replacement provided during a public meeting organized by the council on15th November 2013. We demand transparency on how these figures were calculated and whether alternative assessments were sought.

A10. The Council is seeking costs from its appointed roofing contractor. As has 
previously been intimated to homeowners, the information will be shared with them when it becomes available.

Q11. Insensitivity and Lack of Communication: The council's actions have been very insensitive. We understand that these properties were evacuated on safety grounds, but until homeowners are compensated or their properties are repaired and returned to the, the buildings still belong to them. They should have been contacted before any shutters or boards were placed on to their properties and windows removed. It feels as though the council is acting without regard for the hurt and anguish, they are causing to homeowners.
Communication with the council has been difficult, especially for one local resident, who has experienced the following issues:
• Requests for information are often ignored.
• Follow-up requests are disputed as constituting a request for information.
• FOI requests go unanswered.
• Review FOI requests are also ignored.
• Reports to the Scottish Information Commissioner result in adjudications that the council must supply information.
• The council eventually supplies incomplete and heavily redacted information.
• Further reports to the Scottish Information Commissioner are required to adjudicate on the redactions.

A11.   This is a statement rather than a question and no response will be offered.

Further questions asked during the time of meeting with Mr Chowdhry (on 7th June 2024) were agreed to be answered as part of this Freedom of Information Request: 
Following a recent online meeting between Council Officers and Mr Chowdhry officers agreed to investigate whether or not it was their duty to inform residents of the Council de-registering as property factors and to include this information in the FOI response. I can confirm that we do not believe there to be any requirement for notification of de-registration to be provided in writing however we do accept that it may have been beneficial to have notified residents in writing of this change. 
Mr. Chowdhry sought confirmation that evidence being redacted or not found was not intentionally being excluded to protect the council, but rather for legal reasons related to privacy of information. I can confirm that redactions were made only for reasons relating to privacy of information.


If you are not satisfied with this response, you may contact the Council's Legal and Governance Senior Manager seeking a review of your request within 40 working days of receiving the response (the address is: Clackmannanshire Council, Kilncraigs, Alloa, FK10 1EB, or reply to this email.  If you are not satisfied with the outcome of the review, you have the right to appeal directly to the Scottish Information Commissioner, Kilnburn Castle, Doubledykes Road, St Andrews, Fife, KY16 9DS, or online WWW.itspublicknowledge.info/Appeal within 6 months.

Yours sincerely,


Pearl McMenemy
Monitoring Officer
Clackmannanshire Council