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)