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The Scottish Housing Regulator has recently added Linstone Housing Association to its list of social landlords with properties affected by Reinforced Autoclaved Aerated Concrete (RAAC), exacerbating concerns over the safety and financial impact of this material on residents. RAAC, a lightweight but brittle construction material used in buildings from the 1950s to the 1990s, has been linked to structural vulnerabilities, raising alarms across Scotland.
Linstone Housing Association: Homeowners Struggling with Costs
A homeowner who purchased an ex-council property formerly owned by Linstone Housing Association shared her harrowing experience. In September, residents were informed about the presence of RAAC in their homes. Since then, ceilings have been removed for inspections, revealing extensive issues. Structural engineers are currently assessing the properties, but significant repairs appear inevitable, leaving homeowners worried about crippling financial debt.
“This news has caused sleepless nights and cast a shadow over the festive season,” the homeowner lamented. “The uncertainty about the costs and how we will pay for them is a constant worry. Families on tight budgets are particularly concerned about how they’ll manage these unexpected expenses.”
Adding to the anxiety, residents in Linstone properties were asked to pay £10,000 each for a roof replacement in December 2023, due to water damage. With the discovery of RAAC, even higher bills are anticipated. Many homeowners feel trapped, with no clear path forward or reassurance about funding or support.
Bridgewater Housing Association: RAAC Concerns Not Yet Public
While Linstone Housing Association’s challenges are now public, a leaked confidential report reveals that Bridgewater Housing Association (BHA) is also grappling with potential RAAC in its properties. According to an internal investigation, RAAC may be present in buildings at Blantyre Court and Shaw Court in Erskine. Although initial desktop reviews and inspections suggested no issues, recent developments prompted urgent visual inspections, raising fresh concerns.
The confidential report outlines steps being taken by BHA:
Conducting a full stock survey to identify properties with flat and common pitched roofs.
Developing an inspection plan.
Awaiting a structural engineer’s report to confirm the extent of the risk and necessary remedial works.
Consulting solicitors, insurers, and lenders about legal and financial obligations.
Updating the Scottish Housing Regulator and the Annual Assurance Statement (AAS) to reflect the potential RAAC presence.
Notably, BHA has yet to inform homeowners or tenants about these concerns. The association’s CEO stated that a communications strategy will be prepared once the structural engineer’s findings are received.
Broader Implications and Resident Concerns
The RAAC crisis has sparked widespread anxiety among affected residents. Homeowners are particularly worried about the financial burden of repairs, with costs for common areas likely to be passed onto them. One BHA board member suggested that the association might consider buying back affected properties to mitigate the impact on owners, provided funding is available.
Meanwhile, questions remain about why previous inspections failed to detect RAAC. A member of BHA’s board noted that earlier surveys followed Scottish Government guidance, which recommended visual inspections that proved insufficient.
Calls for Government Support
The unfolding RAAC crisis highlights the urgent need for government intervention. Both Linstone and Bridgewater Housing Associations have sought funding from the Scottish Government’s More Homes division to address these issues. However, without immediate action, homeowners may face insurmountable costs, leaving many trapped in unsafe or financially untenable situations.
As more housing associations uncover RAAC in their properties, the crisis threatens to escalate, impacting thousands of residents across Scotland. Transparent communication, robust funding, and a clear strategy will be essential to address this growing issue and restore confidence among affected communities.
The Ongoing RAAC Crisis: A Call for Action from Wilson Chowdhry
Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, expressed deep frustration over the persistent and growing impact of RAAC (Reinforced Autoclaved Aerated Concrete) on homeowners across Scotland. "We are now over a year beyond the discovery of RAAC in Aberdeen," Chowdhry stated, "and councils and social landlords are still identifying additional homeowners affected by this crisis. The fact that Dundee City Council has added another property to their private homeowner list, and local campaigners estimate that up to 800 properties in the Happyhillock area could also be impacted, underscores the sheer scale of this issue."
Chowdhry highlighted the Scottish Government's failure to establish a national fund to address the crisis, despite Chancellor Rachel Reeves allocating £3.4 billion to the Scottish Treasury. "The refusal of the Scottish Government to act decisively is unacceptable," he said. "Instead, they continue to seek additional funding from the UK Government, even though Parliamentary Under-Secretary for Local Growth and Building Safety, Alex Norris MP, has made it unequivocally clear that no further help will be provided by Westminster."
Audrey Nicholl MSP for Aberdeen South and North Kincardine echoed the Scottish Government’s stance in an email to Chowdhry's daughter, Hannah Chowdhry. Nicholl wrote: "It is clear from the Ministers reply that no financial assistance will be forthcoming from Westminster."
"You can be assured, however, that I will continue to lobby the Scottish Government for financial assistance with managing the RAAC crisis and, of course, continue to represent my constituents to the Council as the process progresses." Chowdhry dismissed this as an empty promise, offering no real assurance to affected homeowners.
Keith Brown MSP’s response to a request for public support of a UKRCG petition to the Scottish Parliament offered little reassurance. His caseworker wrote to Chowdhry: “After careful consideration, Keith feels unable to support the petition at this time due to the ongoing uncertainty surrounding responsibility for compensation. While he understands this may not be the response you were hoping for, he remains committed to advocating for those impacted by RAAC in ways that he believes will be most beneficial.”
Brown’s office also revealed that he had written to the Treasury, inquiring whether RAAC could be classified as a sudden named peril under the Dangerous Building Notice, which might shift some responsibility to insurance companies. However, this approach has yet to yield tangible results and seems unlikely.
"It’s frightening that, this far into the campaign, the Scottish SNP Government continues to ignore the plight of RAAC homeowners," Chowdhry stated. "These are people who bought into council-built properties, many of whom are among the most deprived in the nation. The government’s inaction is a betrayal of their responsibility to protect these vulnerable citizens."
The RAAC crisis has left many homeowners facing sleepless nights and financial uncertainty. With no clear funding or support plan in place, the burden of repairs continues to fall squarely on the shoulders of those least equipped to bear it. Chowdhry called for immediate and decisive action from the Scottish Government to address the crisis and provide the necessary financial assistance to those affected.
