Former Dundee Council Worker Exposes Long-Standing RAAC Defects in Construction

Kerry Mackintosh, Yvette Hoskins, Wilson Chowdhry and Wayne Hoskins at the inaugural Dundee RAAC Campaign Group Meeting.

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Dundee, Scotland – A former Dundee City Council worker is speaking out about the defects of Reinforced Autoclaved Aerated Concrete (RAAC) panels, shedding light on the challenges faced by construction teams during the building process and the long-term impact on residents.

A 25-Year Career in Construction

The worker, who retired in 2015 after 25 years of service with Dundee City Council, first began working on Hazel Drive flats in 1972, when the local authority was still called Dundee Corporation. He worked on the project for a short time before moving to London for work. Upon returning to Dundee, he rejoined the council—by then called Dundee City—and remained there until his retirement. Over the years, he witnessed firsthand the recurring issues with RAAC in local buildings.

RAAC Panels: Early Awareness of Defects

During the construction of flats at Hazel Drive—one of the RAAC-constructed estates—the worker became acutely aware of the material’s flaws. He recalled that RAAC panels arrived at the site already damaged, with cracks and structural weaknesses that made construction extremely difficult.

“We knew right away something was wrong. The panels arrived broken, cracked, and damaged. Using them to build was a nightmare,” said the worker.  

A similar history is referred to during the construction phase of RAAC homes in Basildon (click here). 

Reporting Defects and Management’s Response

The worker and his team reported the defects to the head architect, prompting an investigation. A structural engineer was sent to inspect the site and condemned the panels, halting work twice on separate occasions. The site was closed for two weeks while new panels were sourced.

However, despite the initial shutdown, the same defective panels were used when work resumed, leading to repeated concerns from the workers.

“After the site was reopened, the same damaged panels were used again, and the defects didn’t go away. We reported them once more, and a second structural engineer condemned the panels, shutting down the site for a second time,” he explained.

The Broader Issue of RAAC

The worker first encountered RAAC during the demolition of another building around 2010/2011, where he noticed the panels were severely aerated and filled with holes. This experience reinforced his concerns about RAAC’s long-term durability.

Despite his early awareness of RAAC’s issues, it wasn’t until 2023 that he discovered RAAC was present in his own home.

“I didn’t know there was RAAC in my home until Dundee City Council informed us in 2023. Had I known, I wouldn’t have bought it,” the worker shared.

His testimony raises serious questions about why RAAC continued to be used despite clear structural concerns, and why affected homeowners were left unaware of the risks for decades.

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Wilson Chowdhry Challenges Scottish Labour's Position on RAAC Crisis

Image with Wilson Chowdhry and Wayne Hoskins after the inaugural meeting of the Dundee RAAC Campaign Group.

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Wilson Chowdhry, advocate for homeowners affected by RAAC (Reinforced Autoclaved Aerated Concrete), has responded to Scottish Labour’s recent statement on the crisis, to Wayne Hoskins Chairman of the Dundee RAAC Campaign Group. While he expressed gratitude for acknowledging the pain and suffering endured by homeowners, he called for greater recognition of the systemic failures that have led to this situation.

You can read Mr Chowdhry's open letter (here)

In an email from Caitlin Stott, Senior Parliamentary Advisor to Mark Griffin MSP, Scottish Labour outlined their position on the RAAC crisis. The letter highlighted the significant disruption caused by the discovery of RAAC in homes, including plummeting property values, voided insurance policies, and the displacement of residents. However, the party stated that it does not support a remediation fund for affected homeowners, asserting that the responsibility for maintenance lies with private property owners.

Wilson Chowdhry challenged this stance, emphasizing that homeowners were never informed of the presence of RAAC when they purchased their properties, many of which were sold under the "Right to Buy" scheme.

"Homeowners maintained their properties to the best of their ability, but how could they address a defect they were never made aware of?" Chowdhry said. "This is not a case of neglect but a systemic failure to disclose critical information about these homes. The responsibility lies with the councils, builders, and regulators who failed to uphold building standards, not with the homeowners who were kept in the dark."

Councils’ Role in the Crisis

Chowdhry also pointed out that councils have often served as factors for these buildings, overseeing maintenance and ensuring compliance with building standards. Despite this role, councils failed to identify or address the presence of RAAC or other structural defects. In Aberdeen, for example, homeowners have diligently maintained their roofs, stabilizing the RAAC. Yet Aberdeen City Council has opted for demolition, citing an additional construction fault: supporting beams that are 45mm wide instead of the required 75mm. This issue, stemming from cost-cutting during construction, was never disclosed to homeowners.

"The councils’ failure as factors has compounded the crisis," Chowdhry said. "They had a duty to maintain these buildings and address structural issues, but instead, they passed the burden onto unsuspecting homeowners."

Limitations of Current Proposals

Chowdhry welcomed Scottish Labour’s proposals to secure affordable insurance and mortgage access for affected homeowners but argued that these measures alone are insufficient. He noted that insurance and mortgages that exclude RAAC-related risks offer little solace to homeowners unable to sell their properties.

"The Right to Buy scheme was meant to empower individuals, but instead, it has left many trapped in homes that are liabilities rather than assets," Chowdhry said. "Without a remediation fund, homeowners cannot move forward or rebuild their lives."

A Call for Comprehensive Action

Chowdhry urged Scottish Labour to reconsider their position and support a government-funded remediation program. He called for a holistic approach that includes:

1. Government-Funded Repairs or Compensation: 
Provide funding for the repair or replacement of RAAC in homes.Alternatively, establish funds to cover valuation shortfalls in voluntary agreements for affected homeowners.
2.Transparent Investigations: Conduct thorough investigations into the construction and sale of RAAC-affected properties to identify accountability and prevent future issues.
3. Support for Displaced Residents: Ensure adequate support, including temporary housing and financial assistance, for residents forced to leave their homes due to RAAC-related risks.
4. Clear Communication and Guidance: Develop and disseminate clear, accessible information to help homeowners understand and navigate the crisis effectively.

"This crisis is not about passing blame but about finding solutions," Chowdhry said. "Homeowners deserve justice, accountability, and the chance to rebuild their lives. We must act now to restore hope and dignity to those affected."

Acknowledging Pain, Correcting Misconceptions: A Response to Mark Griffin MSP

Kerry Mackintosh, Yvette Hoskins, Wilson Chowdhry and Wayne Hoskins at the inaugural Dundee RAAC Campaign Group Meeting.

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Following a deeply disappointing response from Mark Griffin, Scottish Labour’s spokesperson on housing, to Wayne Hoskins, Chairman of the Dundee RAAC Campaign Group, Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, was invited to provide a reply. Below is the open letter that has been sent to Mr. Griffin's Senior Parliamentary Advisor, Caitlin Stott.

For context, the initial correspondence on behalf of Mr. Griffin is included at the end of this post.

OPEN LETTER

Dear Mark Griffin MSP,

Thank you for your thoughtful response to the challenges faced by homeowners affected by RAAC (Reinforced Autoclaved Aerated Concrete). I greatly appreciate the time you and your Senior Parliamentary Advisor, Caitlin Stott, have taken to acknowledge the pain and suffering endured by so many. Your understanding of the trauma—plummeting property values, voided insurance policies, and uninhabitable homes—resonates deeply with those of us living through this nightmare.

However, I must respectfully challenge the assumption in your response that homeowners are responsible for the condition of their properties. RAAC was never disclosed to those who purchased these homes, many of which were sold under the "Right to Buy" scheme. This scheme was presented as an opportunity for individuals to invest in their futures, but homeowners were unaware of the hidden defect that has now become a catastrophic liability.

The Hidden Reality of RAAC

Homeowners have maintained their properties to the best of their knowledge and ability, yet they were never informed of the presence of RAAC. Without this critical information, how could they have been expected to take the necessary measures to mitigate its risks? The suggestion that they should bear the burden of maintenance for a defect they were never made aware of is both unfair and impractical.

Complex Issues Beyond Maintenance

The issues surrounding RAAC extend far beyond maintenance. For instance, in Aberdeen, homeowners have diligently maintained their roofs, ensuring the RAAC remains relatively stable. Despite this, Aberdeen City Council has chosen to proceed with demolition, citing an additional construction fault: supporting beams in these homes are only 45mm wide, significantly below the current standard of 75mm. This fault, stemming from cost-cutting measures during construction, was never disclosed to homeowners.

Additionally, it is crucial to note that councils have often served as factors for many of these buildings. In this role, councils were responsible for overseeing maintenance and ensuring building standards were upheld. Yet, these same councils have failed to identify or address the presence of RAAC or other structural faults in their oversight. This failure has directly contributed to the current crisis and underscores that the burden of responsibility cannot rest solely on individual homeowners.

The Limitations of Current Proposals

While your proposal to secure affordable insurance and mortgage access is a positive step, these measures alone will not resolve the crisis. Mortgages and insurance policies that exclude RAAC-related risks will be of little use to homeowners trapped in unsellable properties. This situation undermines the very promise of the Right to Buy scheme, which was intended to empower individuals to own homes as assets, not liabilities.

A Call for Comprehensive Action

To truly address this crisis, we need a holistic approach that includes:

1. Government-Funded Remediation: A fund to support the repair or replacement of RAAC in homes, recognizing that homeowners were not at fault for this defect.
2. Transparent Accountability: Investigations into the construction and sale of RAAC-affected homes, holding those responsible for these failures to account.
3. Support for Displaced Residents: Assistance for those forced to leave their homes, ensuring they have safe and secure housing.
4. Clear Communication: Guidelines and support for homeowners navigating this crisis, including structural surveys and legal advice.

A Plea for Justice

Mark, I urge you and Scottish Labour to reconsider your position on a remediation fund. This is not about passing responsibility but about acknowledging that these homeowners were set up to fail by systemic oversights. Councils, builders, and regulators all share responsibility for the conditions these homes are in today. Their pain is real, their trauma profound, and their voices deserve to be heard and acted upon.

Thank you again for your engagement on this critical issue. I hope we can work together to find solutions that restore hope and dignity to the lives of those affected.  Please do respond.

Yours sincerely,

Wilson Chowdhry

Chairman

UK RAAC Campaign Group

----------------------------------------------------------------------------------------------------------------------

Dear Mr Hoskins,

Anas Sarwar passed on your email on RAAC to Mark Griffin, Scottish Labour’s spokesperson on housing. Mark has asked me to respond to you on his behalf.

I know that the discovery of RAAC in some houses has deeply affected homeowners in Dundee, and Scotland as a whole, and I understand what a worrying time this must be for you, particularly with the difficulty you describe in selling your house. The discovery of RAAC in properties and public buildings in Scotland has brought significant disruption to thousands of people’s lives. Residents have seen house values plummet,  insurance policies voided, and in some cases people have had to leave home altogether.

In terms of the petition you mention, Scottish Labour believe that, ultimately, private owners are responsible for the maintenance and upkeep of their own homes and so do not support a petition that calls for a fund for this. However, we do believe that there is more that the Scottish Government can and should be doing to help homeowners get the support they need to get a fair deal from insurers and mortgage brokers.

The Scottish Government should be actively seeking confirmation from brokers that affordable insurance will continue to be available to homeowners affected by RAAC, and should work with their UK counterparts to ensure that mortgages will continue to be available to those seeking to purchase homes with RAAC identified. The Government should also put in place a framework of available structural surveyors, with an established price, for homeowners to be able to use for surveys and develop sector-specific guidance and information to alleviate the fear that homeowners face.

Longer term, Scottish Labour are developing ways of ensuring accountability in the construction industry for high building standards while maintaining a fair balance of responsibility between builders and householders and we have highlighted the importance of research and data gathering on the presence of RAAC in public and private buildings. Research carried out now may head off the need for expensive remediation work in the future.  

I hope that this information is useful to you.

Yours sincerely,

Caitlin Stott

Senior Parliamentary Advisor

Mark Griffin, MSP

The Scottish Parliament

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Demanding Clarity: UKRCG Calls for Action and Probe Into RAAC Demolitions and Standards Amid RAAC Crisis Talks with Scottish Government

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Edinburgh – 14th January 2024

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, and Fiona Crichton, the group’s Secretary, held a pivotal meeting with Khalida Hussain, representing the Scottish Government’s Better Building Team, Stephen Garvin Head of Building Standards at the Scottish Government, Ruth Whatling from the Homless Network Scotland  and A Better Homes Senior Quality Manager, all of whom are RAAC policy team members. The discussion, centered on the urgent and ongoing RAAC housing crisis, highlighted the significant challenges affected homeowners faced and explored potential solutions to this widespread issue.

The meeting was an opportunity to highlight the devastating impact of Reinforced Autoclaved Aerated Concrete (RAAC) on thousands of homes across Scotland. Mr. Chowdhry presented data collected from a recent survey of affected homeowners, revealing the scale of the crisis. The findings painted a bleak picture, with 93% of respondents reporting severe negative effects on their mental health and well-being due to the uncertainty surrounding their homes. Nearly all respondents—98%—felt abandoned by government agencies, struggling to access meaningful support or guidance.

Homeowners described plummeting property values, with many reporting losses exceeding one-third of their homes’ pre-RAAC declaration worth. Insurance companies have compounded the problem by refusing coverage for some properties, while others face skyrocketing premiums. In one particularly harrowing case, a student homeowner now faces over £50,000 in student debt alongside any residual  £80,000 mortgage for a virtually worthless property.  

Mr. Chowdhry and Ms. Crichton expressed deep concern over the disparity in support provided to homeowners in Scotland compared to England. While English council tenants affected by RAAC received compensation of up to £8,680, Scottish tenants received only £1,500, despite Scotland having over 3,000 affected homes—1,000 of which are privately owned. These inequities have exacerbated the financial and emotional strain on already vulnerable communities.

The group also challenged the Scottish Government's assertion that RAAC is not inherently defective but simply requires regular maintenance. They argued that this stance fails to reflect the harsh realities faced by homeowners, many of whom were unaware of RAAC’s presence in their properties or the associated risks, leaving them unable to undertake the necessary maintenance retrospectively. Aberdeen’s decision to demolish homes due to inadequate supporting beams highlights a parallel issue that intensifies concerns about RAAC’s safety, while the widespread roof replacements undertaken by other councils further underscore the severity and scale of the crisis.

Discussions also turned to the need for legislative reform. Mr. Chowdhry called for laws to restore first-time buyer status to individuals forced to relinquish their homes due to safety defects, prevent mortgage interest charges on properties demolished for safety reasons, and ensure fair treatment by insurance providers. He emphasized that these measures are not only necessary but long overdue to protect homeowners from the devastating consequences of construction defects.

The UK RAAC Campaign Group also pushed for a public inquiry into the handling of RAAC-related issues. They argued that such an inquiry is essential to uncover the systemic failures that have left homeowners in this dire situation, from the initial use of RAAC in construction to the lack of proactive government intervention.

In closing, Mr. Chowdhry urged the Scottish Government to take immediate action, including the establishment of a national framework to address the crisis. He emphasized the need for financial support for remediation, fair compensation reflecting pre-RAAC property values, and the implementation of laws to hold developers accountable for construction defects.

“The RAAC crisis has plunged thousands of homeowners into financial and emotional turmoil,” said Mr. Chowdhry. “This meeting was a critical step towards securing justice and support for those affected. The Scottish Government must act decisively and equitably to resolve this crisis and prevent further suffering.”

"Nearly one thousand private homeowners in Scotland are grappling with the devastating impact of the RAAC crisis, with many teetering on the brink of severe depression, and some even expressing suicidal thoughts. The ongoing lack of meaningful support from the Government risks pushing these vulnerable individuals into bankruptcy and homelessness, turning an already dire situation into a full-blown humanitarian disaster. Urgent action is needed to prevent further suffering and to provide these homeowners with the assistance and reassurance they so desperately require."

Fiona Crichton, Secretary of the UK RAAC Campaign Group, said:
"I appreciated the warm welcome and the willingness of the Scottish Government team to listen to our concerns. However, I was deeply troubled by the lack of concrete answers provided during the meeting. For a first discussion between the Government and those directly affected by the RAAC crisis, I expected more meaningful progress and a clearer commitment to addressing the pressing issues faced by homeowners."

Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, added:
"During our discussions, the only substantial input from officials seemed to be an attempt to deflect scrutiny of the assessments made about RAAC as a product in the 1960s. A Better Homes Senior Quality Manager tried to use building regulations as a justification to offset product analysis—a wholly inappropriate and incorrect measure in this context. This approach only served to undermine confidence in the Government’s understanding of the crisis and their willingness to confront its root causes."

The UK RAAC Campaign Group remains committed to working with policymakers, advocacy groups, and affected residents to push for meaningful fair solutions to the RAAC housing crisis.

Mr. Chowdhry has also submitted this set of FOI requests to the Government, offering them the option to respond to these questions outside the scope of FOISA initially, to expedite the process.

FOI Request 1: Right to Buy Scheme in Scotland

Subject: Information on the operation and guidance for the Right to Buy scheme in Scotland

I request the following information regarding the Right to Buy scheme in Scotland:

1. Any marketing materials, guidance, or information provided to potential homeowners when purchasing their council homes under the scheme.
2. Any guidance or instructions issued to councils regarding the building standards required for homes sold under the Right to Buy scheme.
3. Copies of any reports, studies, or assessments conducted to evaluate the impact of the Right to Buy scheme on housing quality and building standards.

---

FOI Request 2: Actions Following Key RAAC Incidents

Subject: Government and local authority actions after RAAC-related incidents

I request information on the actions taken by the Scottish Government and local authorities in response to the following events:

1. The demolition of one of the two Basildon RAAC estates in the 1980s.
2. The evacuation of RAAC homes in Deans South in 2004.

For each event, please provide:

• Details of any investigations, reports, or analyses conducted.
• Correspondence or communications discussing these events.
• Policies or guidelines developed or amended in response to these incidents.

---

FOI Request 3: Analysis and Guidance on RAAC Homes

Subject: Analysis and guidance on RAAC homes and initial scrutiny of RAAC as a construction material

I request the following information:

1. Any correspondence or records showing whether the Scottish Government contacted IStructE, BRE, or SCOSS to determine if these organizations analyzed the Basildon RAAC demolitions or the Deans South evacuation as part of their reports on RAAC safety.
2. Details of any discussions, policies, or considerations regarding the creation of a separate set of guidance specifically for RAAC homes, given the widespread demolitions, severe remedial works, and the rarity of maintenance as a viable option.
3. Copies of all initial scrutiny reports, analyses, or evaluations conducted by the Scottish Government or councils on the RAAC product prior to deciding to use it in the construction of homes circa 1965.

Mr. Chowdhry has also called on the Scottish Government to formally engage with BRE, SCOSS, and IStructE to determine whether their published analyses have included investigations into the RAAC home demolitions in Basildon and Deans South. Additionally, he has urged the Scottish Government to clarify with IStructE whether these demolitions were considered in shaping the current RAAC guidance and regulations.

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

---

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

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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

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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)