Image: Campaigners attend the UK RAAC Campaign Group Petition hearing at the Scottish Parliament.
Two days after Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, requested updated data from the Scottish Housing Regulator (SHR) regarding the scale of properties affected by RAAC (Reinforced Autoclaved Aerated Concrete), he received a response that both alarmed and frustrated him. The response revealed that the true extent of the RAAC problem in Scotland is far larger than initially indicated—something Mr. Chowdhry had long suspected. However, the delay in releasing this crucial information raises serious questions about transparency and the regulator’s role in safeguarding public interests.
For months, Mr. Chowdhry has known that the initial figure of 1,994 affected homes was a gross understatement. This was evident from reports by various councils, including Aberdeen City, West Lothian, and Dundee, which suggested that many more properties were at risk. In a recent email, Mr. Chowdhry raised his concerns with the SHR, stating, “I’ve noticed that based on reports from Aberdeen City Council, West Lothian Council, and Dundee alone, the reported figure of 1,994 RAAC-affected houses does not seem to accurately reflect the true size and scale of the problem. This estimate appears even more limited when we consider that 10 other councils and housing associations are also likely impacted.” He requested confirmation from the SHR on when this data would be updated and whether it could distinguish between homeowners and tenanted properties.
The SHR’s response, received two days later, confirmed that the true scale of the issue is far larger than originally reported. However, it also highlighted the regulator’s limited role in addressing the needs of homeowners. The SHR clarified in their reply, “As previously advised, as the regulator of social housing in Scotland, our statutory objective is to safeguard and protect the interests of the tenants of social landlords. Due to this, we do not routinely collect data that would make it possible to accurately distinguish the number of homeowners affected by RAAC in Scotland.”
This narrow focus on social tenants rather than homeowners left Mr. Chowdhry deeply frustrated. He has long believed that the SHR’s refusal to collect and compile comprehensive data is a significant oversight. He expressed his frustration in an email to the SHR, saying, “I have known for months that the figures provided by the SHR were erroneous. The real number of affected homes is much higher, and it is deeply concerning that this crucial information has been withheld.”
The issue of data collection is particularly troubling, as many local councils across Scotland, including Aberdeen City, West Lothian, and Dundee, have already published data about affected properties. Mr. Chowdhry points out that the SHR’s refusal to gather this information suggests a jobsworth approach to their role. “Many Local councils have made this information readily available on their websites. It’s simply a matter of collating this data. The SHR’s reluctance to do so seems more like a failure to take responsibility than a lack of resources,” he said.
In his follow-up communication with the SHR, Mr. Chowdhry called for an explanation of how long the regulator had known about the increased figures for affected homes. He expressed his anger that the SHR had been sitting on this data for months, calling the delay part of a cover-up to downplay the severity of the RAAC issue. “It is unacceptable that tenants and homeowners are being left in the dark, especially when it is clear that the SHR has had access to updated figures for some time,” he remarked. He further assumed that the government, the cross-sector working group and subsequently the housing sub-groups had been informed much earlier, calling this failure to disclose the full extent of the crisis a dismal attempt at hiding the truth.
The situation has highlighted the need for the Scottish Government to reconsider the SHR’s mandate or Mr. Chowdhry believes that if the regulator’s sole focus is on social tenants, then a separate body should be created to safeguard the interests of homeowners affected by structural defects. He stated, “It’s clear that the SHR is not equipped to address the full scope of the RAAC crisis. Homeowners have been left to deal with the fallout of this issue on their own, and that needs to change. The Scottish Government must review the purpose of the SHR or consider creating a body that is specifically tasked with protecting homeowners.” A petition to this effect has been submitted to the Scottish Parliament Petitions Committee.
In conclusion, the SHR’s delayed response and limited engagement with the broader issue of RAAC has only deepened the frustration felt by those affected. As Mr. Chowdhry continues to advocate for affected homeowners, he remains committed to pressing for greater transparency and accountability from both the SHR and the Scottish Government. “We will not stop until homeowners receive the support and recognition they deserve,” he vowed. The time for action is now, and the call for a review of the SHR’s role is more urgent than ever.
Including all the homes listed in publicly available sources online, there are 2,642 homes affected by RAAC, encompassing both homeowners and tenants. However, this figure does not account for two blocks in Dundee and 15 blocks in West Lothian, where the exact number of affected homes remains unclear.
However, Mr. Chowdhry will write to all 16 social housing landlords and councils mentioned in the most recent Scottish Housing Regulator report, which lists 2,445 tenanted homes, to obtain accurate figures for all tenanted/evacuated homes and any additional known private homes within their remit. So far, 814 privately owned homes—excluding two further blocks of flats—brings the total to 3,259 affected homes.
Type of properties: A mix of houses and first-floor flats in 372 buildings
Dundee Council (from website):
RAAC was found in 81 blocks of flats and 293 cottages in council wards including Lochee, North East and East End. Of these, 79 blocks of flats have council tenants or are mixed tenure, and 172 cottages have council tenants.
Within the 79 blocks, 354 flats are rented by council tenants and 218 are privately owned. The remaining two blocks of flats and 121 cottages are privately owned and are therefore the sole responsibility of the owners.
North Lanarkshire Council:
NLC website states: A detailed analysis has revealed the figure to be 22 properties that have RAAC. The Ferret states this figure is now 77 homes.
Though on their website Almond HA have stated: RAAC roof panels had been used in the construction of 318 properties in the Craigshill area of Livingston. Of these, the panels in 209 houses and 96 flats (with 34 being directly affected) were encapsulated under pitched roofs which reduces the risk presented by wind and water penetration.
In total, 13 properties were identified which do not have pitched roofs. We had previously carried out surveys which identified the presence of RAAC in both walls and roofs in 7 of these properties.
[While the Almond Housing website has not yet updated this information, during a recent meeting between the Directors of Almond Housing and Wilma Pincott, Chairperson of the Craigshill Community Council, it was confirmed that 242 homes owned by Almond Housing contain RAAC. Additionally, 239 properties in Craigshill are privately owned.
For now, I will rely on the figures available from the Almond Housing website while I work to obtain official confirmation of property statuses from West Lothian Council.]
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