Open Letter to Four Government Leaders: Urging the Scottish Government to Fund RAAC Homeowners Without UK Government Excuses"

MSP John Swinney
First Minister

MSP Paul McLennan
Housing Minister

MSP Shona Robison
Cabinet Secretary for Finance and Local Government

MSP Shirley-Anne Sommerville
Cabinet Secretary for Social Justice

Scottish Government
St Andrew's House
Regent Road
Edinburgh
EH1 3DG

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Open Letter to MSP John Swinney, MSP Paul McLennan, MSP Shona Robison, and MSP Shirley-Anne Sommerville

Request for Leadership on the RAAC Crisis: A National Fund Is Urgently Needed

Dear MSP John Swinney, MSP Paul McLennan, MSP Shona Robison, and MSP Shirley-Anne Sommerville,

Thank you for your response to my correspondence dated 24 November 2024 regarding the ongoing crisis caused by Reinforced Autoclaved Aerated Concrete (RAAC) in homes across Dundee. While I appreciate your acknowledgment of the seriousness of the issue, I must express concern that your response fails to adequately address the scale of the crisis or provide meaningful solutions for homeowners affected by RAAC.

The RAAC crisis, which disproportionately affects homeowners in Scotland, requires urgent and coordinated action at a national level. While I understand that RAAC is being framed as a building maintenance issue, it is clear that it goes beyond this, posing significant risks to public health, safety, and financial security for affected homeowners. It is imperative that the Scottish Government takes responsibility for ensuring that homeowners who have been affected by this crisis are not left to bear the financial burden alone.

The Misrepresentation of RAAC as a Maintenance Issue

The statement by Mr. McLennan that "RAAC is not regarded as a defective material" and that it simply requires regular maintenance and monitoring for issues such as water ingress fails to acknowledge the unique and widespread challenges faced by RAAC-affected homeowners. This assertion appears disingenuous when viewed in the context of homeowners' experiences, particularly those who purchased properties without being informed of the presence of RAAC.

In many cases, local authorities were acting as factors when the roofs became unstable, meaning they were responsible for the upkeep and oversight of these buildings. Homeowners were not made aware of the need for specific maintenance or the risks associated with RAAC, especially given the British Research Establishment's 1996 report highlighting the material's limited lifespan. Without this critical knowledge at the point of sale, homeowners were deprived of the opportunity to undertake the necessary inspections or maintenance.

By framing the issue as one of routine maintenance, the response ignores the systemic failure to disclose and address the inherent vulnerabilities of RAAC, both by local authorities and through the broader regulatory framework. This oversight compounds the difficulties faced by homeowners and undermines confidence in the Government's understanding of the issue.

Call for the Scottish Government to Use Existing Budgets for RAAC Support

Given that the UK Government has thus far failed to allocate a dedicated fund for the RAAC crisis, it is crucial that the Scottish Government considers finding the necessary funds within its existing budgets to address this issue. Scottish homeowners are facing serious financial strain, with many unable to access insurance coverage or financial assistance for the necessary repairs and remediation. The situation is further exacerbated by the fact that only one estate in Basildon, England, has been impacted by RAAC, and homeowners there have received a fair value for their homes, while Scottish homeowners have not.

Furthermore, Scottish council tenants affected by RAAC have received only £1,500 in compensation, a stark contrast to the £8,680 compensation received by their counterparts in England. This significant disparity in compensation highlights the need for the Scottish Government to ensure that Scottish homeowners receive equitable treatment in the face of this crisis.

The Need for Fair Compensation and Market Value Adjustments

I also wish to highlight the issue surrounding compensation offered by local authorities in Scotland. Many councils are pursuing a voluntary agreement process with affected homeowners, but the compensation being offered—based on current market value—is far below the value of the homes before the discovery of RAAC. This is an unacceptable situation, as homeowners are being unfairly penalized for a problem they did not cause and have no control over. The Scottish Government must intervene to ensure that affected homeowners receive fair and just compensation that reflects the true value of their homes.

A National Solution for a Distinctly Scottish Problem

The RAAC crisis is a distinctly Scottish problem that requires a tailored solution. While the UK Government has thus far failed to acknowledge the unique challenges faced by Scottish homeowners, it is imperative that the Scottish Government steps in to provide the necessary support. This should include financial backing for remediation work, compensation for affected homeowners, and the establishment of a national framework to ensure that this issue is addressed at every level of government.

Conclusion

In conclusion, I urge you to take immediate action to ensure that affected homeowners in Scotland are supported and compensated fairly. If funds are not forthcoming from the UK Government, I call on the Scottish Government to allocate resources within existing budgets to resolve this crisis. The RAAC issue cannot be allowed to continue to negatively impact homeowners without a meaningful response from those in power.

I look forward to your prompt response and the implementation of a robust strategy to address the RAAC crisis.

Sincerely,

Wilson Chowdhry
Chairman, UK RAAC Campaign Group
wilson@aasecurity.co.uk

UK RAAC Campaign Group Urges Scottish Government to Act on RAAC Crisis, Calls for Fair Compensation for Homeowners

   JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)

PLEASE SIGN OUR PETITIONS  (CLICK HERE), OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE) AND OFFICIAL UK GOVERNMENT PETITION (HERE).

WATCH FIRST NATIONAL AND INTERNATIONAL NEWS FEATURE ON RAAC HOUSING CRISES (HERE)

Watch the historic moment as the Scottish Parliament Petitions Committee officially backs the UK RAAC Campaign Group’s petition—a groundbreaking step in our fight for justice and accountability! (here)

Please complete our impact survey (here)

The UK RAAC Campaign Group, led by Chairman Wilson Chowdhry, is urging the Scottish Government to take immediate and decisive action to address the ongoing RAAC (Reinforced Autoclaved Aerated Concrete) crisis affecting homeowners across Scotland. The group is calling on the government to ensure that homeowners impacted by RAAC receive both fair compensation and the necessary financial support to manage the costs of repairs, which, at present, are being borne solely by individuals.

While the Scottish Government has acknowledged the seriousness of the issue in several recent communications, it has failed to adequately address the full scale of the crisis or propose meaningful solutions for the affected homeowners. The Scottish Government’s primary response has been to place responsibility on the UK Government, despite housing being a devolved responsibility since the establishment of the Scottish Parliament in 1996. This continued deflection of responsibility is concerning and leaves homeowners vulnerable to ongoing financial and personal hardship. The RAAC crisis demands a proactive response from the Scottish Government, not one that relies on external funding or the actions of the UK Government. 

In a recent letter to Shona Robison, Mr. Chowdhry expressed strong dissatisfaction with the lack of meaningful action taken to address the RAAC (Reinforced Autoclaved Aerated Concrete) crisis in Dundee. He raised key concerns, including inadequate advice provided to homeowners, the failure to acknowledge the crisis's scale, and the lack of urgency in securing national financial support. Mr. Chowdhry called for proactive leadership, advocating for a comprehensive solution and a national budget to address the issue, rather than merely offering legal referrals. He also highlighted the emotional and practical toll on affected homeowners, urging immediate action. In response, Ms. Robison only provided information on several organizations offering advice. (click here to read her response).

In correspondence sent to the First Minister John Swinney, Mr Chowdhry sought clarity and tangible support for addressing the significant challenges RAAC Homeowners face. This included requests for direct financial assistance to cover the high costs of remediation, guidance on how local authorities would engage with and support affected homeowners, and a detailed plan for addressing RAAC in housing across Scotland. Additionally, there was an expectation for updates on the progress of a Scottish Parliament petition and concrete steps from the Scottish Government to ensure insurance policies would not penalize homeowners with RAAC in their properties. The overarching goal was to secure meaningful action to alleviate the burdens placed on homeowners and ensure accountability at all levels.

A response came from the Scottish Housing Minister, Paul Mclennan that acknowledged the concerns raised and reiterated that RAAC management is the responsibility of property owners, with local authorities expected to engage through their existing Schemes of Assistance. While it was reassuring to hear that most insurers would not void policies due to RAAC, this does little to address the core financial strain on homeowners. The letter also confirmed ongoing discussions with the UK Government for funding, but no specific financial support for homeowners or a dedicated Scottish Government strategy was outlined especially should the UK Government not agree to a fund. Disappointingly, the response lacked clear commitments to direct aid, robust enforcement of local authority engagement, or a comprehensive plan to address RAAC issues at scale. This leaves homeowners without the reassurance or actionable support they urgently need, undermining confidence in the Government's approach to this crisis.

A statement by Mr. McLennan that "RAAC is not regarded as a defective material" and that it simply requires regular maintenance and monitoring for issues such as water ingress fails to acknowledge the unique and widespread challenges faced by RAAC-affected homeowners. This assertion appears disingenuous when viewed in the context of homeowners' experiences, particularly those who purchased properties without being informed of the presence of RAAC.

In many cases, local authorities were acting as factors when the roofs became unstable, meaning they were responsible for the upkeep and oversight of these buildings. Homeowners were not made aware of the need for specific maintenance or the risks associated with RAAC, especially given the British Research Establishment's 1996 report highlighting the material's limited lifespan. Without this critical knowledge at the point of sale, homeowners were deprived of the opportunity to undertake the necessary inspections or maintenance.

By framing the issue as one of routine maintenance, the letter ignores the systemic failure to disclose and address the inherent vulnerabilities of RAAC, both by local authorities and through the broader regulatory framework. This oversight compounds the difficulties faced by homeowners and undermines confidence in the Government's understanding of the issue.

The RAAC issue is particularly urgent in Scotland, where the material has caused significant structural concerns in private homes, and yet affected homeowners have not been offered adequate compensation or support. Unlike England, where homeowners in Basildon have been compensated with fair value for their properties and council tenants have received up to £8680 in compensation, Scottish council tenants have only received £1500 in compensation. This significant disparity in treatment between Scotland and England highlights the need for the Scottish Government to intervene and provide a fair, national response.

Key Points from the UK RAAC Campaign Group:

• Scottish Government Must Act if UK Funds Are Not Forthcoming:
  The UK Government has thus far failed to allocate specific funds for the RAAC crisis affecting homeowners, despite it being a widespread issue across Scotland. The UK RAAC Campaign Group is calling on the Scottish Government to find the necessary funds within its existing budgets to address the issue, should the UK Government continue to neglect its responsibility to provide financial support. Homeowners in Scotland cannot wait for funds from Westminster—they need immediate support from Holyrood to prevent further financial distress.

• Inadequate Compensation for Scottish Homeowners:
  Scottish local authorities are offering homeowners compensation based on current market values, which is substantially lower than the value of homes before the discovery of RAAC. In contrast, homeowners in England have received fair compensation. The disparity in compensation between the two nations is a clear injustice and must be rectified.

• Call for Fair Compensation Reflecting True Market Value:

  The RAAC crisis has placed homeowners in a dire financial position, with the compensation currently offered falling far short of reflecting the true market value of their homes before the discovery of RAAC. This is particularly concerning given that many of the affected homeowners live in some of Scotland’s most deprived communities, where the value of their homes was already modest. Many of these homeowners are unable to afford housing in other areas of Scotland, and the compensation they are being offered will leave them with insufficient funds to secure alternative accommodation or to sustain themselves, especially in their later years.

  Receiving compensation below the pre-RAAC discovery value is a devastating blow that could leave homeowners struggling to meet basic living costs. For elderly homeowners, it would mean fewer financial resources to cover rental costs for a suitable property in their retirement. For younger homeowners, they may be left burdened with mortgages on properties that are now deemed uninhabitable, essentially paying off what is little more than rubble.

  The Scottish Government must intervene to ensure that affected homeowners receive compensation that reflects the full, pre-RAAC discovery value of their homes, allowing them to maintain a reasonable standard of living and avoid further financial hardship. It is not just about repairing homes—it's about preserving the futures of homeowners who have been put in an untenable position through no fault of their own.

• A National Response for a Distinctly Scottish Problem:
  The RAAC crisis is a distinctly Scottish issue, with many more homes affected in Scotland than in England. As such, the Scottish Government must take ownership of the crisis and provide a solution that addresses the unique challenges faced by Scottish homeowners. This includes providing financial support for repairs, offering fair compensation, and establishing a national framework for addressing the RAAC crisis.

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

“The RAAC crisis is causing immense financial and emotional distress for homeowners in Scotland, and it is time for the Scottish Government to step up and take responsibility. Suppose the UK Government refuses to provide funding for the issue. In that case, it is incumbent upon the Scottish Government to allocate resources within its existing budgets to ensure that homeowners are fairly compensated and supported. We cannot allow this crisis to continue to undermine the stability and safety of our communities.”

Mr. Chowdhry has written back to First Minister John Swinney, Housing Minister Paul McLennan, Deputy First Minister Shona Robison (with her responsibility for social justice and housing), and Justice Secretary Shirley-Anne Somerville, urging them to cease using the lack of UK Government funding as an excuse for inaction. He has called on the Scottish Government to allocate resources from its own budget to address the RAAC crisis and to recognize RAAC for what it truly is—a construction material that has caused billions of pounds in damage to public sector buildings, for which the Government is already bearing the cost. Mr. Chowdhry emphasized that the same urgency and responsibility should extend to protecting homeowners, ensuring they are not left to shoulder the financial and safety burdens of a systemic failure to address RAAC’s inherent risks. (You can read the open letter here).

The Scottish Government has confirmed a long-awaited meeting with Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, and Fiona Crichton, the group's secretary, to address the ongoing RAAC homes crisis and its severe impact on homeowners. Scheduled for Tuesday, 14th January 2025, the meeting will include Khalida Hussain from the Housing Standards & Quality Team, Better Homes Division, Local Government and Housing Directorate, along with three additional colleagues involved in RAAC policy development. During this crucial discussion, Mr. Chowdhry will raise a wide range of concerns, including the need for urgent government action, the appropriate recognition of RAAC as a hazardous material, and the allocation of necessary funding to protect homeowners from the financial and safety risks associated with RAAC.  Read more (here)

UK RAAC Campaign Group Launches Impact Survey Ahead of Key Meeting with Scottish Government

Hannah and Wilson Chowdhry outside Aberdeen City Council

               JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)

PLEASE SIGN OUR PETITIONS  (CLICK HERE), OFFICIAL SCOTTISH GOVERNMENT (CLICK HERE) AND OFFICIAL UK GOVERNMENT PETITION (HERE).

WATCH FIRST NATIONAL AND INTERNATIONAL NEWS FEATURE ON RAAC HOUSING CRISES (HERE)

Watch the historic moment as the Scottish Parliament Petitions Committee officially backs the UK RAAC Campaign Group’s petition—a groundbreaking step in our fight for justice and accountability! (here)

Please complete our impact survey (here)

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, has launched an impact survey to capture the experiences of homeowners and their friends and supporters affected by the ongoing RAAC (Reinforced Autoclaved Aerated Concrete) crisis. The findings will be presented to the Scottish Government during a pivotal meeting at St Andrews House at 12 pm on 14th January.

During the meeting, Mr. Chowdhry and Fiona Crichton, Secretary of the UK RAAC Campaign Group, will advocate for a grant to support families facing the threat of bankruptcy and homelessness due to no fault of their own. They will highlight the moral obligation of the Scottish Government to address the plight of over a thousand affected homeowners.

The survey results will be shared with Khalida Hussain of the Housing Standards & Quality Team and three of her colleagues. Homeowners are urged to complete the survey before 14th January to ensure their voices are heard.

Fiona Crichton, Secretary of the UK RAAC Campaign Group, stated:

"It is deeply disappointing that meaningful engagement by the Government with those affected by the RAAC crisis has taken so long to materialize. The noticeable bureaucratic indifference to this issue has created a stark dissonance between how the Government and local authorities perceive this crisis and the devastating reality faced by homeowners."

She added: "Our aim is to bring empathy and a sense of moral responsibility into the conversation. These are not just houses; they are people’s homes, lives, and futures at stake. We hope to bridge this gap and push for urgent action that prioritizes the well-being of those who have been left to bear the brunt of systemic failures."

Background

The homes in question were sold under the Government's Right to Buy Scheme, with local authorities approving the use of RAAC due to its lower cost and faster installation compared to traditional materials. However, evidence of RAAC's structural issues surfaced during the construction phase, halting its use in England after a pilot project in Basildon. Despite this, RAAC homes continued to be sold in Scotland, often in areas with high deprivation indices.

Failures to address damp and other maintenance issues further compounded the risks, and local authorities offloaded these liabilities onto unsuspecting buyers. The Scottish Government did not act on early warnings, including the demolition of Basildon RAAC homes in the 1990s and 86 homes in Deans South in 2004.

Mr. Chowdhry and Ms. Crichton will emphasize these failures, calling for a National Fund to assist struggling homeowners and a public inquiry into the use and maintenance of RAAC.

Litigation and Advocacy Efforts

The group is actively pursuing legal options, with a prominent Scottish law firm conducting a pro-bono review of sample cases to assess the viability of a no-win, no-fee negligence claim. The firm stated:

"Based on the information provided, we can identify some theoretical grounds for a negligence claim. However, this is not straightforward. We would need to examine sample cases in detail to evaluate the feasibility of a claim and determine whether we could assist on a no-win, no-fee basis.

If you would like us to explore the possibility of a compensation claim, we would be happy to review the sample cases pro bono. Following this review, we can confirm whether this is something we could pursue for the RAAC Campaign Group on a no-win, no-fee basis. To proceed, we would require your assistance in providing information and documentation for a few sample cases.”

Mr. Chowdhry is collaborating with RAAC groups nationwide to gather the necessary information and documentation to support the solicitors' review process.

Today, Mr. Chowdhry and Deputy Chair Kerry Mackintosh joined dozens of protestors outside Dundee City Council chambers. They are seeking a discussion on RAAC in a full council meeting. Despite reaching out to all councillors in Dundee, no motion has been tabled to enable public participation on the matter.

Kerry Mackintosh, Deputy Chair of the UK RAAC Campaign Group, stated:

"As someone born in Dundee, I am deeply disgusted by the complete lack of action from Dundee councillors regarding the RAAC crisis. It is appalling that homeowners were left to fend for themselves until our campaign group stepped in to help them form a local support network. This failure to engage with affected residents reflects a shocking disregard for the well-being of the community."

She continued: "It is despicable that, to this day, no councillor has tabled a motion to address RAAC in a full council meeting. Local people have an unfettered right to participate in decisions that affect their lives, particularly when those decisions—or lack thereof—leave them facing such dire consequences. Dundee’s leaders must do better; their constituents deserve nothing less."

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

"The prospect of litigation offers a glimmer of hope for homeowners who have been left in financial ruin due to systemic failures in the use and maintenance of RAAC. While legal action is complex and uncertain, we are determined to explore every avenue to secure justice and accountability for those affected. The support of a leading Scottish law firm in reviewing these cases pro bono is a significant step forward."

He added: "Our meeting with the Scottish Government is a critical opportunity to highlight the devastating human impact of this crisis. We will urge them to take immediate action by establishing a National Fund to assist struggling families and committing to a full public inquiry. The lives and livelihoods of thousands of homeowners hang in the balance, and we cannot allow their suffering to continue unnoticed."

Call to Action

The UK RAAC Campaign Group urges affected homeowners to complete the impact survey and join their efforts to demand justice and accountability. The group remains committed to ensuring that the voices of RAAC-affected families are heard and that the systemic failures leading to this crisis are addressed.

Please complete our impact survey (here)