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
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 GroupTime: 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
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