Wilson Chowdhry, Chairman of UK RAAC Campaign Group, Lays Out Key Demands from Displaced Homeowners to Kevin Wells, Clackmannanshire's Strategic Director: Place

Wilson Chowdhry shares homeowner grievances with Clackmannanshire Council's, Kevin Wells Strategic Officer - Place

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On a recent MS Teams meeting, Kevin Wells (KW), representing Clackmannanshire Council, met with Wilson Chowdhry (WC) and affected residents to discuss RAAC-related concerns. The meeting addressed key issues impacting displaced homeowners, including potential property valuations, housing alternatives, and delayed re-entries into homes. Below is a summary of the key points discussed.

1. Pre-RAAC Property Valuations

WC raised the possibility of considering pre-RAAC valuations for affected properties, as the current RAAC situation has severely diminished their market value. KW acknowledged the challenge, stating that any such decision would need approval from elected council members. While difficult to determine pre-RAAC valuations, KW expressed that he would provide as much information as possible to support this consideration. WC suggested that properties sold just prior to the RAAC declaration could offer a basis for valuation, to which KW responded that, although feasible, public funds and proper justification must be considered.

2. Council Obligations and Financial Considerations

WC emphasized that the council has a responsibility under Section 71 of the Housing Act to support homeowners, many of whom face potential homelessness without compensation based on pre-RAAC values. KW reassured attendees that the council's legal obligation will be taken into account, though financial constraints and the broader impact on public funds remain central concerns. While KW was non-committal, he expressed a desire to do everything possible for affected tenants.

3. Resident Participation and Future Communication

WC requested access to the Council's options report before it is submitted, offering to provide a statement to be included in the paper. KW agreed to discuss the paper before submission but could not guarantee WC's statement would be included. KW did, however, express a willingness to maintain open lines of communication, promising to arrange future meetings with WC to ensure resident voices are heard.

4. Timeline for Responses and Re-Entry to Properties

KW committed to responding to the points raised within 10 working days. Regarding property re-entry, KW indicated that re-entry for residents would not be possible due to the dangerous condition of the buildings. However, third-party access under strict safety protocols could be facilitated, with a confirmed date to follow.

5. Milestones and Next Steps

The meeting concluded with KW agreeing to arrange a future meeting to review the council's paper on RAAC-affected properties. He promised to provide updates on the re-entry process and discuss further resident concerns in the coming weeks.

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Key Resident Concerns Submitted for Clackmannanshire Council's Response:

1. Public Participation in Council Meetings: Homeowners seek clarity on how they can participate in the Full Council Meeting discussing the RAAC options report.

2. Council's Position as Majority Owners: There is concern about the Council’s potential vote as the majority owner, particularly if it differs from the preferences of private homeowners.

3. Petition Rejection and Lack of Response: Homeowners still await a response to a previously rejected petition regarding RAAC and further submissions.

4. Property Valuations: Homeowners seek confirmation if the Council is still considering both current and pre-RAAC market valuations.

5. Accompanied Re-Entry Delays: The extended delay in re-entry has worsened property conditions, increasing concerns over theft and decay.

6. Alternative Housing Options: Homeowners are asking for a wider range of housing options to accommodate displaced families.

7. Compensation for Cancelled Meetings: Many incurred costs due to the sudden cancellation of a previous meeting, and seek compensation.

8. Financial Relief: Homeowners facing mortgage payments alongside rent and insurance costs request financial relief or assistance under a voluntary agreement scheme.

9. Scottish Government Support: Has the Council requested Scottish Government funding for necessary remedial works or compensation for pre-RAAC valuations?

10. Remedial Works Quotation: Residents want assurance that qualified contractors are being consulted for potential remedial work, alongside cost estimates for safety-compliant solutions.

In a positive development following the previously cancelled meeting, Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, has announced a key milestone for RAAC-affected homeowners. Mr. Chowdhry shared, "Progress has finally been made, and a crucial meeting with all homeowners has now been scheduled for11am on  8th November. Council Chambers, Kilncraig. This meeting represents a significant step forward after months of delays and uncertainties, and it will allow us to collectively address our ongoing concerns."

Additionally, in a positive outcome from recent discussions, dates have been confirmed for residents to re-enter their properties and retrieve valuables and sentimental items left behind. The re-entry schedule is as follows:

• 30th October – 81 Chapelle Crescent
• 31st October – High Street and Park Street residents (excluding 39 High Street)
• 6th & 7th November – Resident of 39 High Street (due to the extensive materials needing clearance)

Mr. Chowdhry emphasized the importance of these re-entries, stating, "This allows homeowners to recover items that hold both financial and emotional value, helping ease the burden they've been under since evacuation."

Residents will be contacted by officers to confirm their participation, and all re-entries will be conducted with council oversight and resident consent.

Dundee Residents Voice Concerns Over RAAC Roof Panels Amid Mortgage Crisis

 

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Dundee Residents Voice Concerns Over RAAC Roof Panels Amid Mortgage Crisis

Dundee, Scotland – 15.10.24 – Residents of a block of flats in Dundee are raising urgent concerns following the discovery of Reinforced Autoclaved Aerated Concrete (RAAC) panels in their roofs, prompting a mortgage crisis that is leaving them with potentially unsellable properties.

In May, Dundee City Council issued letters urging residents to inspect their roofs for Reinforced Autoclaved Aerated Concrete (RAAC) panels, a material known for its structural vulnerabilities. While the council covered the costs of inspections for properties with their own tenants, no such support was extended to blocks comprised entirely of private homeowners. A subsequent report from a structural engineer confirmed the presence of RAAC panels in one block of six flats. Although the engineer recommended reinforcing the roof with heavier timbers to mitigate risks and potentially restore property values, banks remain hesitant to issue mortgages on properties containing RAAC. This has effectively trapped homeowners, leaving them unable to sell or move. Furthermore, the lack of legislation to protect homeowners in these circumstances has enabled banks to profit from the crisis, worsening the situation for those who have become mortgage prisoners.

Local media reported that up to 800 properties in Dundee may contain RAAC, with the Council offering to cover inspection costs for tenants but refusing responsibility for privately owned homes. This lack of support has left residents like Wayne Hoskins in a precarious situation.

“My neighbor lost a sale when potential buyers withdrew their offer due to mortgage difficulties,” Hoskins said. “He eventually sold his property for nearly £30,000 less than the asking price. We are now facing the same struggle, trying to sell at auction and likely incurring a significant loss.”

Despite reaching out to the Council and local councillors for assistance, residents have received no response, leaving them in the dark about the potential risks posed by their roofs. Concerns about the structural integrity of RAAC panels are heightened by the lack of communication from officials.

“I used to live in a similar flat in the late 90s when the Council replaced the felt roofs, yet here we are again, over 30 years later, facing another crisis,” Hoskins added. “We feel abandoned and anxious about the safety of our homes.”

Residents are demanding clarity from Dundee City Council on the status of their properties, including how long the roofs may remain safe and whether they will be subject to eviction orders similar to those seen in Aberdeen.

Wilson Chowdhry, a community advocate leading a campaign for more transparency from Dundee City Council, emphasized the urgent need for action. “Our initial demands include greater clarity on the position of homeowners, more dialogue with affected residents, and fiscal assistance for families grappling with the consequences of poorly constructed buildings,” Chowdhry stated. “It’s unacceptable for residents to bear the burden of a problem that stems from council decisions made years ago.”

Residents are calling for:

1. Immediate communication from Dundee City Council regarding the status of RAAC panels and the risks associated.
2. Financial support for inspections and necessary structural reinforcements.
3. A clear plan for addressing the impact of RAAC on property values and mortgage availability.

As the situation unfolds, the residents of Dundee await answers and hope for swift action to protect their homes and investments.

RAAC Homeowners Devastated by Aberdeen Principal Valuer’s Decision to Reject Council Tax Appeal

Hannah and Wilson Chowdhry deliver a deputation to Aberdeen City Council

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Aberdeen, 11 October 2024 – Homeowners impacted by Reinforced Autoclaved Aerated Concrete (RAAC) have expressed deep distress after Bruce Simpson, Principal Valuer for Aberdeen, dismissed their appeal to reduce Council Tax. Despite the dangerous state of RAAC-affected homes, the decision maintains that the homes are still taxable as though they are in a "reasonable state of repair," despite plans for demolition announced by Aberdeen City Council in August 2024.

Hannah Chowdhry, a RAAC homeowner, expressed her frustration:

"This ruling is incomprehensible. We’re living in homes that are unsafe, with no chance of selling them, yet we are being taxed as if they're in perfect condition. RAAC is not a cosmetic issue—it’s a crisis, and yet the financial pressure continues to mount. This decision ignores the harsh reality that we're facing."

In the August Council meeting, Aberdeen City Council declared that the cost to repair RAAC homes exceeds the value of the properties, and thus, they will be demolished. Despite this, the Principal Valuer has ruled that the structural damage caused by RAAC is considered "repairable," using outdated legal precedents to justify the refusal to reassess Council Tax.

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, voiced his outrage:

"This was a golden opportunity to set a precedent that would alleviate the financial burden on families dealing with a national crisis. Instead, this decision perpetuates the injustice. The council admits these homes are going to be demolished, yet they expect homeowners to continue paying Council Tax as if these homes are livable. It’s absolutely absurd."

He continued:

"This is not just about RAAC—this is about fairness. Families are being crushed under the weight of mortgage payments, Council Tax, and now rent elsewhere because they cannot live in these homes. And yet, the Principal Valuer dismisses the RAAC issue as though it can be fixed with a few repairs. These homes are collapsing, and this decision only deepens the financial and emotional stress."

The RAAC crisis has left homeowners in a state of limbo, with properties that are structurally unsound and rapidly losing value. Many families are struggling to manage the dual burden of paying Council Tax and rent, while receiving no clarity on compensation or timelines for demolition.

Hannah Chowdhry pointed out the inconsistencies:

"Our home is unsellable, and we’ve had to reach out to multiple agents just to get a valuation, but no one will touch it because of the RAAC. Yet we’re still being taxed as if it’s a viable, functional property. This decision is completely out of touch with reality."

At the August Full Council meeting, Aberdeen City Council’s Corporate Landlord, Mr. Booth, acknowledged that any valuations would be below pre-RAAC values, and market comparisons were impossible due to the lack of similar properties on the market. Despite these concessions, the Principal Valuer's ruling has refused to consider the real impact RAAC is having on affected homes.

Wilson Chowdhry stressed the need for immediate action:

"This isn’t just about a few homes—this is a national issue affecting thousands of families. Continuing to charge Council Tax on homes that the council admits will be demolished is an insult to homeowners who are already financially drained. This decision needs to be reconsidered, and the council should be working with RAAC homeowners, not against them."

The UK RAAC Campaign Group is taking further legal action and urging homeowners across the country to stand together to challenge unfair tax assessments. An appeal to the First-Tier Tribunal for Scotland has been submitted, with hopes to overturn this ruling and set a fairer precedent for homeowners facing similar issues.

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About the UK RAAC Campaign Group
The UK RAAC Campaign Group, led by Chairman Wilson Chowdhry, advocates for homeowners affected by Reinforced Autoclaved Aerated Concrete (RAAC). The group fights for fair treatment, financial relief, and long-term solutions for families whose homes have been rendered unsafe by RAAC structural issues.

You can read the seven key points that form the basis of our appeal to the First-Tier Tribunal (click here)

You can read the response from Brian Simms the Principal Valuer for Aberdeen (here)

RAAC Crisis: Latest Response to Scottish Parliament Petitions Committee Calls for Immediate Action, Financial Support, and Legislative Reforms

IMAGE:  UK RAAC Campaign Group Protestors were joined by Sir Edward Mountain MSP who later wrote to the Housing Minister Paul McLelland on their behalf.

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The Ongoing RAAC Crisis

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, and his daughter Hannah Chowdhry, a prominent advocate for RAAC-affected homeowners, have submitted a detailed response to the Scottish Government (click here). Together, they call for immediate action to address the significant safety concerns and systemic failures surrounding the use of Reinforced Autoclaved Aerated Concrete (RAAC) in Scotland’s housing infrastructure. The submission responds to the government’s current stance on RAAC and initial response to their on-line petition (click here), urging more comprehensive solutions to this housing crisis that has plunged many homeowners into disarray and financial uncertainty.

Wilson and Hannah Chowdhry’s submission highlights past RAAC-related disasters, including the 1990s collapse of homes in Basildon, where over 800 properties were demolished, and the 2004 demolition of 84 homes in Deans South, Scotland, due to structural defects linked to RAAC. These events, alongside the planned demolitions of RAAC homes in Tillicoultry and Torry, underscore a longstanding failure by both local councils and the government to act.  

Further evidence of these failures can be traced back to a doctor's surgery on the Basildon Knights Estate, which was forced to relocate in 2019 due to severe structural issues, including cracked walls and sinking floors. Despite these warning signs, local authorities and the UK Government once again failed to respond promptly and did not extend their investigations to nearby homes (click here).

"RAAC is a material with an alarming history of failure," said Wilson Chowdhry. "The fact that the Scottish Government still hesitates to address its dangers shows a failure of oversight that spans decades. Large-scale demolitions like those in Basildon and Deans South should have spurred action, but they didn’t. Now, Scottish homeowners are paying the price for this negligence."

Historical Failures Ignored

The Chowdhrys challenge the lack of a thorough investigation into RAAC by bodies such as the Institution of Structural Engineers (IStructE) and the Standing Committee on Structural Safety (SCOSS). Despite the alarming number of structural failures and demolitions, no formal inquiry into RAAC’s long-term safety was launched, allowing this defective material to proliferate unchecked across Scottish housing.

"If councils had acted sooner, we wouldn’t be facing this crisis today," said Hannah Chowdhry. "RAAC homes continued to be built and renovated long after it was clear the material was a risk. In many cases, councils ignored residents’ complaints about leaks and structural concerns for years before roofs literally started caving in."

Systemic Failures in Maintenance and Financial Support

The petitioners are particularly critical of the lack of financial support for homeowners, who are now facing enormous costs to repair or even retain their properties. While the Scottish Government's Scheme of Assistance Strategy offers advice and guidance, it provides no tangible financial relief.

"Homeowners are stuck between a rock and a hard place," said Wilson Chowdhry. "They’re expected to fix these homes themselves, without any grants, loans, or support schemes. People are on the brink of losing their homes, and the government is offering nothing but empty advice."

Clackmannanshire Council comes under particular scrutiny for its handling of the crisis. The council, according to the Chowdhrys, has pushed ahead with demolition plans without even exploring options for remediation. The petitioners accuse the council of using its majority ownership of affected properties to bulldoze through demolition plans, ignoring the homeowners who wish to keep their homes.

"These councils see RAAC as a way to justify cheap redevelopment," said Hannah Chowdhry. "They’re not giving homeowners a fair chance to retain their properties. Instead, they’re delaying everything—reports, decisions—so they can buy homes at reduced prices and redevelop the land for profit."

Call for Immediate Financial Support and a National Fund

The submission calls for the creation of a National Fund to support homeowners impacted by RAAC. Wilson and Hannah Chowdhry propose reallocating a portion of the £3.5 billion affordable housing fund or utilizing the unused £97.1 million earmarked for cladding remediation.

"A National Fund is the only fair solution for homeowners," Wilson Chowdhry emphasized. "People shouldn’t be forced into financial ruin because the councils and government ignored this issue for decades."

The petitioners also express frustration with the six-month wait for council option reports, which are already outdated by the time they are issued. The delay affects market valuations and further disadvantages homeowners, leading to fears that councils are intentionally dragging their feet to offer below-market prices for properties.

Demand for Public Inquiry and Legislative Reforms

In their submission, Wilson and Hannah Chowdhry demand a public inquiry into the historical failings of councils and the Scottish Government regarding RAAC. They question why, in the early 2000s, several councils chose to install secondary roofs over RAAC structures without addressing the core safety issues.

"Adding new roofs over RAAC buildings wasn’t a solution—it was a cover-up," said Wilson Chowdhry. "These councils didn’t want to spend the money to fix the real problems, and now homeowners are paying for that short-term thinking."

Clackmannanshire Council is specifically criticized for its failure to address years of water ingress and poor maintenance, which hastened the deterioration of RAAC homes. Aberdeen City Council also faces accusations of offering below-market valuations for homes, citing the “best value solution” under the Local Government Act of 2003—a move that petitioners argue ignores the broader socio-economic consequences for vulnerable homeowners.

Key Recommendations for the Scottish Government Petitions Committee

The UK RAAC Campaign Group, led by Wilson and Hannah Chowdhry, has urged the Scottish Government’s Petitions Committee to act decisively by:

1. Requesting further information from the Scottish Government and councils about their RAAC management practices.
2. Inviting petitioners to present their case in person before the Committee, ensuring direct insights from affected homeowners.
3. Referring the petition to other parliamentary committees, particularly those overseeing housing and building safety.
4. Recommending the establishment of a National Fund for financial relief and RAAC remediation.
5. Pushing for a full debate in the Scottish Parliament, forcing ministers to address the issue publicly and develop actionable solutions.
6. Launching a public inquiry into the councils and authorities that failed to take earlier action on RAAC safety.

The Chowdhry family, through their ongoing petition to the Scottish Parliament, have been calling on local authorities to fully utilize the provisions under Section 71 of the Housing (Scotland) Act 2006. This legislation allows local councils to provide financial assistance to homeowners in distress. In their petition, they highlighted guidance received from the Housing Minister, which points to Section 71 as a key mechanism for addressing the crisis. However, councils, including Clackmannanshire and Aberdeen, have so far failed to make full use of these provisions, exacerbating the housing challenges faced by many affected residents, particularly the elderly.

Delays in Response: Two Key Points That Stalled Progress

Progress in finalizing the petition submission was delayed as two critical points were negotiated between the petitioners and the committee:

1. Clarification on Development Plans: Wilson Chowdhry raised concerns that Clackmannanshire Council officers had downplayed the formal status of development plans relating to RAAC properties. Documents obtained through a Freedom of Information (FOI) request revealed that these plans, endorsed with the council's official logo, were more than informal proposals—they held official status. Although some council officials presented a different narrative, the Chowdhrys insisted on retaining this crucial detail. In the interest of moving forward, however, Wilson Chowdhry agreed to accept the committee’s latest amendment on this point, allowing the submission process to proceed.

2. Reference to Housing Minister’s Guidance: Another point of contention involved the explicit mention of the Housing Minister’s guidance on Section 71. Wilson Chowdhry stressed that the letter his daughter Hannah received from the Minister provided clear direction to use Section 71 provisions. This was not a disputable issue, and its inclusion was vital to the petitioners’ argument that councils had the power, but were choosing not to act in the best interests of affected homeowners. After careful review, the committee agreed to maintain this critical reference, ensuring that the petition fully reflects the Housing Minister’s advice.

Resolution and Next Steps

After the detailed negotiations, Wilson Chowdhry has now agreed to the latest amendments proposed by the committee. This agreement means the Petitioner written submission of 6 October 2024 can move forward without further delay, allowing it to be published and considered by the relevant authorities.

“We are relieved to have finally reached an agreement that retains the key elements of our argument. While it has been frustrating to face delays, we are confident that the amended submission will enable the Scottish Parliament Petition Committee to effectively urge the government to recognize the urgency of the situation. We hope this will lead to decisive action, pushing councils to use the powers available to them and securing necessary funding support from the government to help affected homeowners,” said Wilson Chowdhry.

The petitioners continue to call for stronger action from both Scottish Councils and the Scottish Government, urging them to provide financial support and practical solutions to address the housing crisis worsened by RAAC. Mr. Chowdhry is set to meet with Kevin Wells, Strategic Director: Place at Clackmannanshire Council, on 17th October 2024 to review the RAAC issues affecting homeowners in Tillicoultry. He also has a scheduled meeting on 14th October with Basildon Council Leader Cllr. Gavin Callaghan, Chief Executive Kim Bromley-Derry, and Assistant Director of Property, Asset Management & Development Jonathan Tizzard, as he pushes for a fair deal for Basildon residents facing similar challenges in England.

A Call for Legislative Changes

Beyond financial relief, Wilson and Hannah Chowdhry call for legislative reforms, including updates to the Scottish Home Buyers Report process to clearly identify construction materials and safety risks. They also propose the creation of a High-Risk Register, allowing surveyors and homeowners to access crucial safety information on construction materials.

"RAAC is just one part of the problem," said Hannah Chowdhry. "We need stronger laws and more transparency in the housing sector so that future homeowners aren’t caught off guard by hidden risks like this."

Furthermore, the petitioners are advocating for critical legislative changes that impact Scottish homeowners but fall under the remit of the UK Government. A letter outlining these requests was delivered in person to Housing Minister Angela Rayner and Prime Minister Keir Starmer at 10 Downing Street in May, and a response is still awaited.

One of the proposed changes includes legislation similar to the General Product Safety Regulations (GPSR), which requires manufacturers to address safety defects for the lifetime of a vehicle. The petitioners are calling for this principle to be applied to the housing industry, ensuring that developers are held accountable for rectifying safety issues, such as cladding and RAAC, in homes they built, even after the properties have been sold. This measure would ensure that developers who profited from constructing these homes are responsible for necessary repairs during future crises involving such safety defects.

Additionally, they are advocating for an amendment to the Financial Services and Markets Act 2000 to protect homeowners whose properties are condemned or demolished from the burden of continuing to pay their mortgages. This could include provisions such as mortgage interest relief or other financial protections, emphasizing that the UK Government has previously bailed out banks with taxpayer money, and thus should be willing to accept a smaller financial loss to support affected homeowners.

Finally, they are pushing for a legislative amendment to the Finance Act 2003. This change would renew first-time buyer status for homeowners whose properties have been impacted by RAAC or similar crises, ensuring that those forced to start over are not unfairly penalized in future property purchases. The petitioners are hoping that this amendment could be supported through a Private Member’s Bill or incorporated into broader financial legislation in the UK Parliament.

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

"We urgently alos need the UK Government to acknowledge the severity of this crisis and take real action. Developers must be held accountable for the safety of the homes they build, not just for a few years after construction but for the lifetime of the property. Moreover, homeowners affected by structural defects like RAAC should not be left with the burden of paying off mortgages on homes that are no longer safe to live in. It’s time for the Government to step up, protect these vulnerable homeowners, and ensure they aren’t left financially ruined."