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.