IMAGE: Tillicoultry homeowners at an earlier meeting with Wilson Chowdhry.
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Clackmannanshire, 20th February 2025 –
Homeowners affected by RAAC were evacuated from their homes in October 2023 and have since been living in a mix of council-rented properties or with friends and family. Those residing in rented council homes are still required to pay off their mortgages for properties they have had no access to. In addition to this financial strain, homeowners have suffered the loss of property they could not remove from their homes and have endured the indignity of paying for futile insurance that does not cover RAAC-related damages. This issue is expected to result in claims investigators deflecting responsibility for any claims made.
Led by Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, homeowners attended a critical meeting with Clackmannanshire Council’s Strategic Director for Place, Kevin Wells, on 19th February 2025. During the meeting, Mr. Wells outlined a potential solution that had been under discussion with Mr. Chowdhry since January 2025. The council’s latest proposal involved replacing the current RAAC roofs with timber alternatives at £39,000, alongside the possibility of a loan to fund the remedial works. Mr. Wells stated that a loan from the council was highly likely and sought a clear indication from homeowners on whether they preferred this option over the council’s previous focus on voluntary acquisitions.
It was made clear during the meeting that the voluntary acquisition process would only offer homeowners the current market value of their properties—a figure significantly lower than pre-RAAC valuations. Many homeowners, having been evacuated since October 2023, are already struggling with financial burdens and feel trapped between a rock and a hard place. They sought clarity on how the proposed loan would operate, but only vague details were provided. Additionally, homeowners urged the council to continue pressing the Government to cover the cost of the loan should they proceed with the remedial works. Council officers acknowledged this concern and stated that securing Government support remained their preferred outcome.
At the conclusion of the meeting, council officers Andrew Buchanan and Murray Scott informed Mr. Chowdhry that he should have requested updated cost estimates for the proposed works. It was only then disclosed that the original estimate of £39,000 per homeowner had been significantly reduced to £29,000 for full remedial works, including an external render and cavity wall insulation, or £20,000 for roof replacement alone.
Homeowners were unable to reach a decision during the meeting and held a private discussion later that day. Mr. Chowdhry relayed the newly disclosed repair costs, and those in attendance unanimously agreed to proceed with the remedial works programme. However, frustration remains over the council’s lack of transparency, and homeowners are demanding clear assurances before committing to the proposal.
While they welcome the offer of a sundry debt (loan) to fund the repairs, several critical concerns require urgent clarification. Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, has submitted a formal letter to the Council outlining key homeowner demands, which include:
Loan Terms and Assurances – Homeowners require written confirmation outlining the details of the Council's loan agreement, including clear approval criteria, terms, and conditions.
Cost Breakdown and Legal Fees – A full breakdown of additional costs, including legal fees and potential charges against title deeds, must be provided. Homeowners also seek assurances of a manageable repayment structure with small monthly payments.
Suspense Account Costs – Residents are calling for the removal of all costs related to the Council’s decanting process, arguing that the evacuation was premature and has already caused them significant financial loss.
Scope of Works – Confirmation is needed that repairs will include a full new render of the building’s exterior and cavity wall insulation, as previously intimated.
Revised Cost Estimates – The Council must confirm the newly reduced costs of £29,000 for full repairs (roof and walls) and £20,000 for roof-only repairs, while guaranteeing no hidden or additional charges.
Government Grants and Loan Removal – Homeowners seek assurance that the Council will continue to lobby the Government for a national RAAC fund and that any future government grants will be used to cancel or reduce the proposed loans.
Tenancy Concerns – Clarity is needed on whether tenants rehoused in Council homes will be required to relinquish their new properties under the proposed scheme.
Restrictions on Property Sales or Letting – Homeowners need confirmation that there will be no restrictions on selling or renting their properties following remedial works.
Public Procurement Risks – Transparency is required regarding the Scottish Public Procurement process, and the risks it may pose in increasing homeowner costs beyond the current agreement with their approved contractor.
Impact on Petition and Standing Orders – Homeowners demand that their petition proceed through the Council’s official process, ensuring their right to present their case at the full Council meeting. They also seek clarification on their request for standing orders to be set aside, allowing Mr. Chowdhry to speak on their behalf during the discussion of the options report.
Timelines for Works – Homeowners request that the Council provide a clear estimated start date for the remedial works, following any decision by councillors, along with a projected timeline for completion.
Homeowners Express Frustration Over Delays
While homeowners welcome the proposed solution, they have expressed deep frustration over the prolonged delay in reaching this point. They believe that the remedial loan option should have been made available much earlier, rather than leaving them in limbo for an extended period.
Furthermore, they have reiterated their opposition to the Council’s earlier stance that it could impose a decision without proper homeowner consultation. Had this approach been pursued, residents were prepared to challenge it legally, citing concerns over conflicts of interest and lack of due diligence.
Mr. Chowdhry also highlighted concerns that vital cost reduction information was withheld from homeowners during the meeting, only to be revealed afterward. Given that initial estimates were based on a desktop exercise, greater transparency is now being demanded.
“We need the Council to act swiftly and with full transparency,” said Mr. Chowdhry. “If all terms are agreed upon, homeowners are eager to proceed without further delay. We are requesting an urgent meeting with the contractor to finalise the next steps.”
The UK RAAC Campaign Group now awaits a response from Clackmannanshire Council, hoping for a resolution that will finally allow homeowners to move forward with securing their properties.
Mr Chowdhry, Added:
"After a year and a half of delays, a decision on this matter should have been reached much earlier. For an extended period, I have been advocating for a loan agreement that would allow homeowners to remain in their properties while making necessary repairs to bring them up to modern standards. I am encouraged by the council’s current proposal, which includes a partial retrofit, as it not only ensures the long-term value of these homes but also prevents the loss of housing stock and avoids unnecessary delays in new build projects. The substantial reduction in costs is a significant development and, I believe, serves as a model for other councils facing similar challenges. I am keen to bring this solution to the attention of Stephen Booth - Corporate Landlord and Eleanor Sheppard Chief Executive for Housing at Aberdeen City Council at a meeting on 28th February. It is critical that we prioritise innovative and practical solutions like this, which will enable homeowners affected by the RAAC crisis to continue living in their own homes without the burden of rent, providing them with the stability they deserve."
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