Homeowners Demand Scottish Government and Parliament Action Over Safety Risks of Reinforced Autoclaved Aerated Concrete

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Homeowners affected by a cheaper version of concrete, known as Reinforced Autoclaved Aerated Concrete (RAAC), have staged a protest outside the Scottish Parliament, demanding compensation and a public inquiry. The protest comes amidst growing concerns about the safety risks posed by RAAC, which was commonly used in construction between the 1950s and 1990s, primarily in flat roofing but also in floors and walls.

RAAC has been found in numerous buildings, including public structures, raising fears of potential ceiling and wall collapses. Consequently, many local authorities are now undertaking inspections of council houses. While current council tenants have some of their relocation costs covered, former council house buyers and private tenants are left without recourse for assistance. Homeowners from West Lothian, Clackmannanshire and Aberdeen were present at the protest.

Ronnie and Rosalind Bell, both 76, discovered RAAC in their house in Chestnut Grove, Livingston, West Lothian, 16 years after purchasing it. Rosalind expressed their anxiety, stating, "You’re living in fear that the roof is going to collapse, or the sides are going to come in. You just don’t know."

The Bells, joined other affected homeowners, in calling for alternative safe housing or adequate compensation. They highlight the disparity in treatment between council tenants and private homeowners, with the latter left to shoulder the financial burden.

Rosalind emphasized the dire situation, stating, "Our house was built in 1961-63 and only had a 30-year lifespan. They should never have been sold at all."

Unanimously, homeowners across Scotland have stressed the absence of prior disclosure regarding RAAC in properties sold to them, alongside the financial impossibility of engaging structural engineers. Particularly troubling is the fact that those affected by the RAAC scandal reside in some of Scotland's most deprived areas, prominently featured on indices of deprivation.

Wilson Chowdhry, representing the UK RAAC Campaign Group, implored the Scottish Government to take responsibility and provide compensation for affected homeowners. He emphasized the pressing need for action, underscoring instances where homeowners discovered RAAC shortly after purchasing their properties. Chowdhry highlighted the profound impact on older citizens who had invested life savings and inheritances to buy their homes, pointing out failures in the Government's Right to Buy scheme. Rather than achieving its laudable goal of increasing homeownership, the scheme was inadvertently contributing to homelessness. Mr. Chowdhry stated:

"The Right to Buy scheme was promoted by local councils and the government as a mechanism to facilitate equitable access to housing for all individuals.

"It has failed in its primary aim, and in Scotland, there is a looming threat that the 1,994 homeowners who were misled into purchasing properties with RAAC may find themselves joining the homeless community. They are faced with the burden of mortgages for demolished buildings, alongside rent and storage costs.

"Many older residents simply do not have the option to return to work, nor do they possess savings that could alleviate their predicament. Meanwhile, younger homeowners are confronted with a future burdened by debt, stress, and anxiety.

"The financial turmoil facing hard-working individuals despite their innocence in this matter is an injustice. The Scottish Government and local authorities have a moral obligation to urgently resolve this issue."

A petition, endorsed by over 1,300 signatures, urges the Scottish Government to take decisive action by establishing a national fund to cover inspection, repair, and evacuation expenses related to Reinforced Autoclaved Aerated Concrete (RAAC). Furthermore, there is a pressing call for legislative measures to hold authorities accountable for RAAC usage, encompassing proactive identification, the establishment of a national database, and rigorous inspections conducted by RICS-approved surveyors and thorough research by conveyancing solicitors, who could be held liable for any shortcomings. Additionally, the petition advocates for a public inquiry into council and housing association practices concerning RAAC. The petition, along with a comprehensive letter, was submitted to both First Minister John Swinney MSP and Scottish Housing Minister Paul McLennan MSP, both at the Scottish Parliament and Government HQ at St Andrew's House. 

In response to the BBC who attended the protest, a spokesman for the Scottish government acknowledged the seriousness of building safety concerns and reaffirmed the government's commitment to addressing the issue. The government's cross-sector working group continues to meet regularly to share knowledge and best practices, and efforts are underway to engage with local authorities and social landlords to assess the extent of RAAC usage and its implications. Read BBC report (here)

The plight of homeowners affected by RAAC underscores the urgent need for comprehensive solutions and support mechanisms to ensure the safety and well-being of residents across Scotland.  You can read a copy of the letter submitted to the Scottish Government/Parliament below.  Please copy it and send it to your MP's and the Scottish Housing Minister. When submitted at the Scottish Parliament Building, letters were written to the Housing Minister and Parliament and First Minister and Parliament.  When submitted to the Government HQ, letters were written to Paul McLennan MSP or John Swinney MSP along with respective titles. 

Dear  First Minister and Parliament,

I am writing to bring to your attention a matter of urgent concern that affects homeowners and tenants across Scotland. This issue pertains to the use of Reinforced Autoclaved Aerated Concrete (RAAC) in the construction of residential properties, which has now been identified as a significant hazard posing risks to the safety and well-being of residents.

In March 2024, the Scottish Housing Regulator confirmed the presence of RAAC in 1,994 homes across Scotland, a significantly higher number than in any other country in the UK. This underscores the urgency for the Scottish Government to address the RAAC issue. The thirteen social landlords reporting RAAC in Scottish homes are:

 Aberdeen City Council

Almond Housing Association Ltd

Angus Council

Bield Housing & Care

The City of Edinburgh Council

Clackmannanshire Council

Dundee City Council

North Lanarkshire Council

Sanctuary Scotland Housing Association Ltd

South Lanarkshire Council

Stirling Council

Viewpoint Housing Association Ltd

West Lothian Council

 

This substandard building material has put thousands of buildings at risk of collapse, endangering the lives and livelihoods of countless individuals and families.

The culpability of Scottish local authorities in the utilization of RAAC has left affected homeowners grappling with the hefty financial burdens of inspection and potential repairs. This dire situation has plunged many into financial hardship as they struggle to ensure the safety of their residences. Additionally, the stark absence of support for private tenants is alarming, as they face the looming threat of displacement without recourse to compensation or assistance. The grants offered to council tenants in Scotland are paltry, barely covering their expenses and failing to address the profound impact this crisis is having on entire communities, which are now grappling with deepening levels of depression and despair.

It is imperative that immediate action be taken to address this crisis and provide relief to those affected. Therefore, over 1200 concerned citizens, have signed a petition calling upon the Scottish Government, to allocate a national fund to support struggling homeowners and tenants who have been impacted by the RAAC scandal. This support should encompass financial assistance for inspections, repairs, and evacuations, irrespective of property ownership. You can read our petition here: https://www.ipetitions.com/petition/concrete-solutions-for-raac-problem

 

Additionally, we urge all implicated local authorities to reconsider their decision to withhold financial assistance from homeowners and tenants in need. They must accept responsibility for the hazardous conditions present in affected properties and take proactive measures to rectify them without further delay.

Furthermore, we advocate for the enactment of legislation that holds councils and housing associations accountable for their use of substandard building materials. It is imperative that there be transparent disclosure of associated risks to potential buyers. We are cognizant of Kiam Kerr’s efforts in the Scottish Parliament  [ https://www.parliament.scot/chamber-and-committees/questions-and-answers/question?ref=S6W-26174] to propose amendments to Housing Law by way of RAAC inspections within home surveys, which unfortunately were rejected under the premise that RAAC inspections are intrusive and financially burdensome. However, it's important to clarify that our intention differs from what was proposed. We urge local authorities and Housing Associations to take responsibility for identifying RAAC in both current and ex-council properties they have constructed and to create a national database. We also call for RICS-approved surveyors to meticulously identify any flat roofs that may harbour RAAC potential. Conveyancing solicitors should be proactive in responding to properties flagged by surveyors, tracing any RAAC history. All parties involved must be held accountable for any lapses in administering these procedures correctly, ensuring thoroughness and diligence in safeguarding the well-being of future homeowners and tenants alike.

A public inquiry into the practices of councils and housing associations concerning RAAC should also be initiated to ensure accountability and prevent similar crises in the future. This inquiry would investigate how these entities conducted business related to RAAC, including the handling of property sales, disclosure of RAAC presence, and the response to homeowner concerns.

In conclusion, we implore both levels of government to uphold the rights enshrined in the International Covenant on Economic, Social, and Cultural Rights, particularly the right to an adequate standard of living and housing. It is incumbent upon our elected representatives to act swiftly and decisively to address this crisis and safeguard the well-being of affected homeowners and tenants across Scotland.

Thank you for your attention to this urgent matter.

Sincerely,

 

 

Wilson Chowdhry

Chairman UK RAAC Campaign Group