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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 and two other 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 wellbeing 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. One officer tried to use building standards 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:
- Any marketing materials, guidance, or information provided to potential homeowners when purchasing their council homes under the scheme.
- Any guidance or instructions issued to councils regarding the building standards required for homes sold under the Right to Buy scheme.
- 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:
- The demolition of one of the two Basildon RAAC estates in the 1980s.
- 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:
- 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.
- 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.
- 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.
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