Wilson Chowdhry: June 2025

Thursday, 19 June 2025

Zero Value, Zero Justice: Tillicoultry RAAC Homeowners Betrayed Again

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Published: 19 June 2025

Tillicoultry homeowners devastated by shocking £0 property valuations

Homeowners from Tillicoultry, already reeling from the chaos and distress caused by the discovery of RAAC concrete in their properties, have now been delivered another blow — this time by J & E Shepherd Chartered Surveyors, who are approved by Clackmannanshire Council.

Surveyors recently submitted new valuation reports for RAAC-affected properties which included the following figures:

Market Value at Date of Inspection: £0
Market Value on Completion of Essential Repairs: £65,000
Market Value as at 03/06/2025: £0
Insurance Reinstatement Value: £170,000

These numbers have sent shockwaves through the community. Most troubling is the repeated assessment that the homes are worth nothing, both now and in the near future, despite a "reinstatement value" (the cost to rebuild the property) soaring to £170,000 — up from £120,000 just a few years ago.

In stark contrast, a mortgage valuation conducted in 2019 by The Mortgage Works stated the home’s market value to be £70,000, even in its current condition — and the same value after essential works. Now, even after repairs, the value has inexplicably dropped to £65,000, a confusing and seemingly baseless reduction.

🔹 1. Drop in Property Value (Post-Repair)

Previous Value (2019, post-repair): £70,000
New Value (2025, post-repair): £65,000

Percentage drop =

$\frac{70,000 - 65,000}{70,000} \times 100 = \frac{5,000}{70,000} \times 100 \approx 7.14\%$

✅ Approximate drop in value: 7.14%

🔹 2. Increase in Insurance Reinstatement Value

Previous reinstatement value (2019): £120,000
New reinstatement value (2025): £170,000

Percentage increase =

$\frac{170,000 - 120,000}{120,000} \times 100 = \frac{50,000}{120,000} \times 100 \approx 41.67\%$

✅ Approximate increase in reinstatement cost: 41.67%

Further local market comparisons indicate that two-bedroom homes in Tillicoultry are still selling for an average of £90,000, adding to the frustration and disbelief among homeowners.

Zero market value — more than an insult

The ramifications of a “£0” market value go far beyond emotional harm. Under the Building (Scotland) Act 2003, the council could — in theory — seize these homes without compensation, or offer a token sum far below real-world value. This has left many feeling legally and financially exposed.

Fiona Crichton, one of the affected homeowners, expressed her deep frustration:

“It’s outrageous that these valuations have been issued. It feels as though the surveyor appointed by the council is working hand-in-hand with them. This entire process is costing us dearly — from paying for these meaningless reports to replacing roofs, and now facing even higher costs this year because of the council’s delays and mishandling.”

To add insult to injury, Fiona says the council has also refused to acknowledge damage she says was clearly caused by them — despite earlier admitting they would carry out repairs. She shared part of an email from Jim Laird, Team Leader from the Council’s Housing Repairs division, which reads:

“Whilst we do not believe it was caused by any fault on our part… we are willing to carry out the necessary repairs as soon as the building is deemed safe.”

Fiona responded:

“I’m absolutely flabbergasted. They’ve agreed to cover the repairs, yet still refuse to take full responsibility. It’s the same attitude they’ve shown to all RAAC-affected homeowners — they sold us properties with hidden structural risks and now deny any accountability. I’ve completely lost faith in both local and national government.”

A community failed — again

Tillicoultry’s RAAC homeowners have faced:

Evacuation from their homes
Endless delays in council decisions
Bureaucratic back-and-forth
Escalating repair costs
A complete collapse in home value
The constant fear of asset seizure with no compensation

And now, an official stamp that their homes — often their largest investment — are worthless.

This shocking injustice has reignited calls for full transparency, a public inquiry, and urgent financial redress for all RAAC-affected homeowners in Scotland.

For now, however, Tillicoultry residents are left fighting a system that appears determined to disown responsibility — and possibly their homes too.

Wilson Chowdhry, Chair of the UK RAAC Campaign Group, said:

“These latest valuations are nothing short of a scandal. To assign a market value of zero to people's homes—many of which are still standing, repairable, and clearly comparable to other properties being sold locally—is both misleading and deeply damaging. It sends a chilling message to every affected homeowner across the country: that your life’s investment can be wiped out on paper overnight, and with it, your rights and financial security.

Worse still, this opens the door for councils to exploit legal loopholes under the Building (Scotland) Act 2003 or equivalent legislation elsewhere, allowing them to issue compulsory purchase orders at minimal or no compensation. Families who bought their homes in good faith, with no disclosure of the presence or risk of RAAC, now face the threat of losing everything—through no fault of their own.

It is unconscionable that those responsible for approving and managing RAAC-built housing are now walking away from their responsibilities, leaving homeowners to foot the bill for repairs, temporary accommodation, and now shockingly low or zero-valued property reports. We need urgent national intervention. Government must set clear legal protections, ensure fair market compensation, and hold councils accountable.

The time for hand-washing and blame-shifting is over. These are real people with families, memories, and decades of hard work tied up in these homes. They deserve justice—not silence, evasion, and financial ruin.”

Clackmannanshire RAAC Homeowners Left to Pay the Price for Council Delays

Published: 19 June 2025

By: UK RAAC Campaign Group

On 9th June, RAAC-affected homeowners in Clackmannanshire gathered outside a long-overdue meeting between Councillors and representatives from McConnell, a contractor appointed to present detailed proposals for the long-awaited remediation of dangerously compromised homes. Residents rallied for a fair deal, determined to have their voices heard after over a year of delays and deteriorating conditions.

While the overall proposals outlined by McConnell were cautiously welcomed—demonstrating a long-term and professional approach to RAAC removal and full refurbishment—residents were dismayed to learn that these very proposals had been first offered to the Council over a year ago, yet were never shared with the homeowners till February 2025 and due to their late responses to lead campaigner Wilson Chowdhry, reaching this stage of meeting with the contractor has only come about now. This delay, they say, has added thousands of pounds to the projected cost of refurbishment for each household.

About McConnell and the Proposed Works

McConnell is a well-established UK-based provider of refurbishment, retrofit, and planned maintenance services, with a strong track record of delivering high-quality projects—including experience with RAAC removal—in Clackmannanshire and beyond. Their local supply chain and established teams add an extra layer of efficiency and familiarity to the proposed project.

Two primary options were put forward:

Option 1: Full External Refurbishment

Option 2: Partial External Refurbishment

Both options include:

Full RAAC roof panel removal and replacement with a steel deck roof
Insulated roof coverings
Internal works and asbestos surveys
Scaffolding and safe site setup

However, Option 1 (Full Refurbishment) goes further by including:

Scrim and pin render system in a choice of colours
Cavity wall insulation
Renewed gutters, fascias, and plastics
Base band and landscaping works
Guaranteed durability and aesthetic improvements

Full refurbishment provides:

A refreshed, modernised exterior
Lower energy bills due to improved insulation
Long-term guarantees for peace of mind

Partial refurbishment would be more cost-efficient but may not qualify for the same level of guarantee or visual improvement an none of the homeowners wanted that option.

Chronic Delays Now Costing Homeowners Dearly

At the meeting, homeowners learned that McConnell’s plan had originally been shared with the Council in 2024, but no action had been taken to communicate or consult with residents at that time. One homeowner at the protest stated:

“We could have had work underway months ago. Now our costs are up, our homes are in worse shape, and we’re the ones left to pay for it.”

The total cost estimate for Chapelle Crescent is £368,352—breaking down to £30,696 per property (based on 12 households). A similar scope applies to High Street/Park Street.

Technical Highlights of the Refurbishment Plan

The project includes the following robust upgrades:

RAAC Demolition & Repairs
SIGnature Insulated Flat Roofing System with 150mm insulation and fire-rated layers
Bonded Bead Cavity Wall Insulation – energy efficient, water-resistant, fire-compliant
EnviroDash Scrim Render System – high durability and visual appeal
New drainage, plastics, and fascia systems
Asbestos Surveys – for safety and compliance
Landscaping and base band works

Approvals, Warranties & Timeline

Before works can begin, a Building Warrant must be secured. This statutory approval process takes approximately 8 weeks, covering:

Structural engineering design
Thermal and sound performance
Fire safety compliance

After successful completion, residents will receive:

✅ 25-Year Roofing System Guarantee
✅ 10-Year Render System Guarantee
✅ 25-Year Cavity Wall Insulation Insurance Guarantee
✅ Building Warrant Completion Certificate

If McConnell proceeds, residents can expect:

A 7–14 day Works Starting Letter
Advance request to remove personal belongings from top-floor flats
A 7-day Completion Notice ahead of project handover
Post-handover support for move-in preparations

A Step Forward—But Too Late for Some

This meeting marked the first time many homeowners saw real, tangible progress. But it also marked a bitter realisation: the solution was available a year ago, yet withheld without explanation. With costs rising and properties decaying, campaigners continue to call for transparency, accountability, and financial fairness.

The UK RAAC Campaign Group supports Clackmannanshire residents in demanding immediate progress—and calling for compensation or cost relief to reflect the Council’s inaction.

If you are a homeowner affected by RAAC or want to support the campaign, please contact us or follow our updates on https://www.facebook.com/groups/7162085643898771

Welsh Government’s RAAC Response Falls Short – Apathy in the Face of Crisis

If you are a Welsh resident, please show your support by signing our petition to the Welsh Government: https://petitions.senewales/petitdd.ions/246606
JOIN OUR 'UK RAAC CAMPAIGN GROUP' FB PAGE (HERE)
PLEASE SIGN OUR OFFICIAL UK GOVERNMENT PETITION (HERE).

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

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By Wilson Chowdhry, Chairman, UK RAAC Campaign Group

On 17th June, the Welsh Government issued a long-awaited response to the UK RAAC Campaign Group’s multiple letters regarding the alarming situation facing homeowners in Hirwaun, where properties are blighted by dangerous RAAC (Reinforced Autoclaved Aerated Concrete). Read full response (here)

Unfortunately, the letter from Richard Baker, Deputy Director of the Place Division, reveals a troubling complacency that continues to fuel anxiety among affected residents. While Welsh Government representatives offer polite words and a summary of existing schemes, they entirely fail to address the crux of our concerns: the current system is broken, and families are being left behind.

Unfit Financial Support Leaves Homeowners Abandoned

We are told that Rhondda Cynon Taf Council, using Welsh Government funding, is offering a £6,500 grant alongside an interest-free loan. However, this assistance is riddled with restrictive conditions. Many of the affected homeowners are elderly, vulnerable, or on low incomes. The majority will not meet eligibility criteria, nor can they afford repayments—even without interest. What is offered is not real support; it is a hollow gesture that leaves most with no viable option for making their homes safe.

This is not just about crumbling concrete—it is about shattered lives and mental health trauma. People are living in fear, trapped in properties they cannot sell, fix, or safely inhabit.

Public Inquiry Rejected Despite Serious Oversight

One of our most urgent calls was for a Public Inquiry into the historic use of RAAC in public and private housing. Welsh Government's dismissal of this request is deeply disappointing. They argue that “much is already known” about RAAC and suggest an inquiry would uncover little new.

But this completely ignores our core concern: the issue is not just about the material—it is about the process. How did this happen? Who failed to act when signs of risk were clear? Were there failures in regulation, inspection, and communication? Have conflicts of interest or even corruption played a role in this national scandal?

Only a Public Inquiry can provide the transparency, accountability, and justice that Welsh homeowners deserve.

High-Risk Property Register: “Too Hard, Too Expensive”?

Perhaps the most shocking revelation in the Welsh Government’s reply is their refusal to establish a register of high-risk properties. The reason? It would require “significant resources.”

This is unacceptable. The very point of government is to protect its citizens, especially when their safety is at stake. The idea that cost and complexity outweigh the value of a proactive safety database is short-sighted and negligent. A register is not a luxury—it is a basic tool for monitoring public risk, guiding remediation, and preventing further tragedy.

The lack of such a register leaves countless families in the dark, uncertain if their homes—or those of their neighbours—pose hidden dangers.

Playing Catch-Up Instead of Leading

Perhaps most worrying is the Welsh Government’s evident preference to wait for action from the UK Government or for England to legislate first before taking bold steps of their own. This passive approach is neither innovative nor responsible. Wales has the power and the moral duty to lead when it comes to housing safety. It should not sit idle until Westminster acts.

We expected courage, leadership, and empathy. Instead, we have been met with bureaucracy, deflection, and delay.

Our Next Steps

The UK RAAC Campaign Group will not allow this issue to fade into silence. We are continuing to campaign nationally and locally for:

A fully funded remediation scheme for all affected homeowners, without restrictive conditions.
An independent Public Inquiry to examine not just the material failures of RAAC, but the institutional ones.
A mandatory register of high-risk buildings, so that families are not left to guess whether their homes are safe.
A more proactive and principled response from devolved governments, especially Wales, which must stop deferring responsibility.

The people of Hirwaun, and countless others across Wales, deserve better. It is time for the Welsh Government to take this crisis seriously—and act.

Continuing the Fight: Our Latest Response

In light of the Welsh Government’s disappointing reply, I have issued a further letter highlighting that the primary concerns raised in our original correspondence remain unanswered. I have reiterated that the current grants and loans are inaccessible to most affected homeowners due to strict eligibility conditions, and that this leaves families without options and overwhelmed by anxiety. I have also challenged the refusal to support a Public Inquiry, arguing that such a process would not only uncover safety defects but also shine a light on systemic failures and potential corruption—offering a strong justification for Welsh Government involvement. Until genuine action is taken, our campaign will continue pressing for justice, transparency, and lasting solutions.

If you're affected by RAAC or want to join our campaign, contact us at wilson@aasecurity.co.uk.

Friday, 13 June 2025

Sold a Time Bomb: The RAAC Scandal Facing Scotland’s Forgotten Homeowners

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Housing Time Bomb: Why Scotland’s RAAC Victims Are Taking to the Streets

“We are not invisible. We are not collateral damage. We are homeowners abandoned by the system.”

On Wednesday 18th June 2025, RAAC-affected homeowners from across Scotland will gather outside the Scottish Parliament in Edinburgh from 9:00am to hold a peaceful but resolute protest. Their goal is to demand real action from the Scottish Government on a crisis that has uprooted lives, drained finances, and left hundreds of families feeling forgotten.

The protest coincides with the scheduled hearing of a key public petition—PE2150, submitted by campaigner Wilson Chowdhry, Chairman of the UK RAAC Campaign Group—to the Citizen Participation and Public Petitions Committee. The petition calls for an urgent amendment to the remit of the Scottish Housing Regulator (SHR) or the creation of a new body altogether, to ensure that owners of ex-council homes are protected during structural crises like the one currently unfolding due to Reinforced Autoclaved Aerated Concrete (RAAC).

A Crisis in the Shadows

RAAC, a cheap and lightweight building material widely used between the 1950s and 1990s, has become synonymous with structural failure. In publicly built buildings across the UK, and especially in Scotland, RAAC has been found to crack, sag, and even collapse with little warning. Once praised for its affordability, RAAC is now a source of fear and instability.

Yet while the public sector has scrambled to inspect and mitigate risks in schools, hospitals, and social housing, one group has been consistently and cruelly overlooked: private homeowners who purchased former council houses. Many of these individuals—elderly residents, single parents, and low-income families—used Right to Buy schemes to achieve the dream of homeownership, only to find themselves trapped in crumbling, unsafe buildings. Local authorities had quietly offloaded liability for structural issues like RAAC, failing to declare these risks at the time of sale—despite growing evidence that councils were already aware of safety concerns related to the material. These homeowners were handed a ticking time bomb, with no warning, no support, and now, no protection.

In towns and cities like Tillicoultry, West Lothian, Dundee, Glenrothes, Aberdeen, and beyond, families have faced sudden evacuations, uncertain futures, and in some cases complete silence from authorities. Some are living in temporary accommodation far from work and school; others remain in RAAC-affected homes simply because they have nowhere else to go.

The Petition: PE2150

Wilson Chowdhry’s petition is a direct challenge to the institutional void homeowners find themselves in. Currently, the SHR’s responsibilities are restricted to social tenants—those who rent from councils or housing associations. This means that when a private homeowner in an ex-council house discovers dangerous materials like RAAC, they have no regulator to turn to, no statutory advocate, and no coordinated government response. Responsibility for a solution currently rests with local councils, but these authorities ubiquitously pursue routes of support that align with their own priorities—often proposing remedial schemes that would force homeowners to shoulder costs of tens of thousands of pounds, pushing many into homelessness or bankruptcy. An independent body is urgently required to ensure that these homeowners receive a fair, unbiased, and equitable resolution.

The petition calls on the Scottish Parliament to:

Expand the SHR’s mandate to include private owners of ex-council properties, or
Create a new body specifically tasked with protecting these homeowners.

The new or updated regulatory body would:

Monitor safety standards and conduct inspections in homes affected by structural issues.
Coordinate support, including financial assistance and rehousing options, especially where local authorities have conflicts of interest.
Ensure transparency by requiring authorities to disclose known structural risks, including RAAC.
Provide advocacy and oversight for homeowners facing structural crises.

The Numbers Tell the Story

2,445 social homes in Scotland have been officially confirmed to contain RAAC.
1,357 privately owned homes (former council homes) have been identified as affected through FOI requests.
The total number of RAAC-affected residential properties in Scotland is now estimated at 3,844 or more—though campaigners argue this number is significantly underreported.

Despite these figures, there remains no clear policy, no coordinated response, and no financial package to support those privately affected.

“This is a national housing emergency hidden in plain sight,” says Wilson Chowdhry. “We have people living in homes that could literally collapse over their heads, and no one is taking responsibility because they no longer rent from a council.”

A Call to Action

The protest on 18th June isn’t just about a petition—it’s a demand for dignity, justice, and recognition. It’s about ensuring that no homeowner is punished for taking pride in their home ownership. That no family is left behind simply because they signed a mortgage instead of a tenancy agreement.

Homeowners, campaigners, and supporters from across Scotland will stand outside Holyrood in the hope that elected officials finally listen—not just to data, but to the human cost behind the numbers.

The group invites members of the public, media, and MSPs to attend the protest, speak with affected homeowners, and join in the call for immediate reform and support.

“We didn’t cause this crisis. But we are living with its consequences. We won’t be ignored any longer.”

Event Details: Protest for
🗓 Date: Wednesday 18th June 2025
🕘 Time: From 9:00 AM at 10.15 AM participants will enter Holyrood to hear the petition committee's deliberations.
📍 Location: Scottish Parliament, Edinburgh

To learn more about the petition, visit:
[Petition PE2150 on the Scottish Parliament Website] (Petition link)

If you would like to support the campaign, speak at the protest, or offer media coverage, please contact:
Wilson Chowdhry
📧 wilson@aasecurity.co.uk

Friday, 6 June 2025

Tillicoultry Homeowner Outraged After RAAC Valuation Photos Reveal Extensive Damage

IMAGE: Debris from broken plaster crushed into the carpet and left undisposed.

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Fiona Crichton, a homeowner of a two-bedroom flat in Tillicoultry, has been unable to access or rent out her property since it was condemned in October 2023. The cause? RAAC — Reinforced Autoclaved Aerated Concrete — a now-infamous crumbly concrete once used in construction, which is now recognised as a serious safety risk.

Recently, negotiations between Clackmannanshire Council and affected homeowners have centred on removing the dangerous RAAC roofs and replacing them with safe wooden cassette structures. One of the proposals under consideration includes loans issued as a sundry debt, secured by a charge on the property. These loans would assist with essential structural work and the making good of the ceilings. However, homeowners like Miss Crichton would be left to reinstate the interiors of their homes and fund any additional renovations themselves.

While the council has assured residents that any damage caused by their contractors would be compensated — even confirming that costs for windows damaged during post-evacuation shuttering will be covered — Fiona’s experience raises serious concerns about how these vacant properties are being managed and the council’s willingness to take responsibility when it matters.

Valuation Photos Reveal Shocking State of Property

IMAGE: In addition to the crushed and broken plaster, furniture has been thrown about and blinds carelessly tossed onto the floor.

As part of the loan assessment process, homeowners were required to consent to valuations of their properties—covering both the current market value and a forecasted value after remediation. However, this approach appears to contradict the agreement reached during the 15th May 2025 council hearing on a petition submitted by Wilson Chowdhry, Chairperson of the UK RAAC Campaign Group, and Lynsey McQuater, Chairperson of the Tillicoultry RAAC Campaign Group, and heard on 3rd April 2025. The petition also explicitly requested a pre-RAAC declaration valuation.

Mr. Chowdhry believes that the council’s failure to provide this initial valuation may be a deliberate tactic to gauge the potential increase in property values after remediation, possibly to reconsider demolition or to calculate loan interest based on inflated property values. He describes this as a covert way of imposing a stealth tax on some of the most vulnerable residents—those who have already lost their homes during an exceptionally difficult time.

Mr. Chowdhry has called for a firm assurance from the council that a pre-RAAC valuation will be provided as originally requested and ratified.

During the valuation process, Miss Crichton requested photos of her home to understand its condition ahead of the valuation.

What she received was shocking.

The images clearly show extensive internal damage: carpets and LVT flooring scratched and filthy, broken plaster scattered across the floors, and crushed debris embedded into surfaces. This, Fiona asserts, is the result of careless work by contractors who entered the home to create ceiling hatches for RAAC inspections without placing any protective coverings on the flooring or furniture.

Fiona Chrichton said:

"In one of the rooms, the ceiling hatches run the entire length — but they’ve been cut at inconsistent sizes and look completely haphazard. The mess left behind is disgraceful. Honestly, my five-year-old son makes less mess and takes more responsibility for cleaning up."

Mr. Wilson Chowdhry, whose daughter owns a RAAC-affected home in Aberdeen, said:

"The scale of plaster removal in Clackmannanshire homes is several times greater than what we’ve seen in Aberdeen. There, contractors took care to install access panels that could be neatly opened for future inspections. By contrast, what’s been done here looks more like a job from 'Bob the Builder' — rushed, careless, and completely unprofessional."

Worse still, Fiona was horrified to see her front door and door frame visibly damaged — clear evidence of a forced entry. Yet when she raised these concerns, she was met with blanket denial from the council.

Kim Grieve, Project Co-ordinator at Clackmannanshire Council, wrote in an email:

“Apart from some items being moved aside for clear access to create the ceiling hatches, the property was found in this condition.”

Fiona strongly refutes this. She replied:

“My flat was not in this condition before the evacuation. As I said, I was in the flat a few weeks before the evacuation. Plus a tradesman was in the day before the evacuation. It was definitely not like this.

It was in excellent condition. The carpets and LVT flooring have clearly been damaged. Plus I can see from the photo that the front door has been opened by force. A key has not been used.”

She also reported that a washer-dryer which had been fully functional prior to the evacuation no longer works — adding to her growing list of grievances.

Denial and Lack of Responsibility

IMAGE: The council claims this reflects the condition the tenants were living in — is this acceptable?

The council's refusal to acknowledge responsibility for the damage has left Fiona deeply frustrated. She notes that her property was well-maintained for her tenants and that the implication they lived in such conditions is both false and offensive.

Mr Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, who has been actively supporting residents, confirmed that Fiona's concern had already been raised with the council — notably during a meeting at Clackmannanshire Council’s Kilncraig building. He expressed dismay that despite these concerns being aired in a formal setting, no effort was made by the council to address the damage before sending out the photos.

Mr Chowdhry further stated:

“I personally asked council officers if they needed keys for any flats to undertake the valuations, and Kevin Wells confirmed that the council already had keys for all the properties.”

Fiona has repeatedly maintained that she never provided a key — leading to a disturbing conclusion that someone either forced their way into the flat or failed to use a proper locksmith. “The fact that someone thought a good kick was a valid form of entry is disturbing to say the least,” Mr Chowdhry said.

Miss Crichton explained:

"I only found out about the evacuation when my tenant called to say that police and council officials were forcing them out of the property. The council maintained minimal communication with me and dealt directly with the tenants. Even after I refunded their full rent, the key to my home was never returned. I tried to reach the council, but no one would take responsibility — the lead officer, Mr. Wilson Lees, was on holiday. I was alarmed to receive a Sheriff’s notice warning of penalties for denying the council access, yet I couldn’t get hold of anyone who actually understood what was happening. I assumed the council had collected the keys from the tenants, but learning they didn’t — and instead chose to force entry — is deeply disturbing."

Council Silence and Escalating Concerns

IMAGE: Water spillages and broken plaster combine to create an unhygienic environment in the kitchen.

Despite multiple calls made by Mr Chowdhry to Kevin Wells, Strategic Director: Place, there has been no response. Meanwhile, Fiona’s follow-up email to Kim Grieve remains unanswered.

Mr. Chowdhry has voiced growing concern over the council’s increasing lack of responsiveness since residents reluctantly agreed to the proposed remediation works — a significant shift from the council’s earlier stance, which involved more than a year of indecision over possible demolition while properties sat empty. “It feels like, once the council secured agreement on their preferred option, communication and care began to deteriorate,” he said.

A Call for Action

IMAGE: Before the council’s involvement, the home was in excellent condition and well-presented.

On Monday 9th June, Fiona, Mr Chowdhry, and other residents will be meeting again with council officers and the proposed contractor from 2–4pm at the Hawkhill Community Centre. Residents intend to raise these issues formally and seek a clear commitment:

That all damage caused by the council or its agents is acknowledged and fully compensated for.
That future contractors act with care and professionalism, including using protective coverings and proper access procedures.
That the council respects the dignity and rights of homeowners whose properties they have taken control of.

Mr Chowdhry, concluded: "This is not just about Fiona Crichton. It's about the beleaguered displaced homeowners who feel ignored, disrespected, and harmed — not just by RAAC, but by the very authority tasked with supporting them."

A Community at Breaking Point: Protest and Petition

Residents have now reached their limit. They are demanding justice, accountability, and dignity from Clackmannanshire Council.

📍 PROTEST:
Monday 9th June at 12pm
Outside Kilncraigs, Greenside Street, Alloa, FK10 1EB
Join displaced homeowners as they protest the ongoing mismanagement, poor communication, and lack of compensation.

📝 PETITION:
Support the campaign for national recognition and action on RAAC housing:
👉 Sign here

IMAGE: A stable door once stood before the property — it’s hard to believe tenants lived in a home with a broken door frame. Perhaps the council is mistaken?

IMAGE: The flat has clearly seen better days.

Thursday, 5 June 2025

Aberdeen City Council's RAAC Scheme: A Disgraceful Betrayal of a Community in Crisis

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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)

Please complete our impact survey (here)

On 27 May 2025, Aberdeen City Council unveiled its long-awaited alternative options for homeowners affected by RAAC concrete. Sadly, what was billed as a set of new lifelines is in truth a cynical, limited, and exploitative package that continues to pile pressure on already distressed residents.

Let’s be clear: this scheme is not about empowering homeowners. It’s about controlling them.

Property Swaps – A Hollow Offer

Under the so-called “property swap” scheme, residents are being offered a straight exchange – but only into two-bedroom flats. This is wholly inadequate for many families currently living in larger homes, and completely disregards their needs, space requirements, and quality of life. There is no flexibility, no vision, and no attempt to match people’s real circumstances. It’s a one-size-fits-all insult.

Voluntary Acquisition – An Underhanded Undervaluation

The Voluntary Acquisition scheme remains fundamentally flawed. The Council continues to base its valuations on the current market value — a figure drastically depressed due to the declaration of RAAC. Homes that once had value and security have been stripped of both, and the Council now proposes to buy them at a slashed rate. This is not compensation — it’s coercion under duress, repackaged as support.

Roof Replacement Scheme – Eye-Watering Costs, No Autonomy

Perhaps most shocking of all is the new Roof Replacement scheme. The fixed costs to homeowners are eye-watering:

£20,000 for a 1-bed
£37,000 for a 3-bed
£44,000 for a 4-bed

These figures are at least double what a private contractor would charge. And crucially, homeowners cannot choose their own contractor, cannot control the quality or speed of the work, and are expected to entrust the entire process to the same Council that failed to protect them in the first place.

When I submitted proposals for loan support and a coordinated roof replacement pathway, my intent was clear: that homeowners should be able to secure funding and employ private contractors of their choice, provided all necessary consents, building regulations, and planning requirements were followed. The loan scheme was always envisioned as being flexible, including the possibility of retrospective funding, should the UK or Scottish Governments step up and establish a national fund to address this crisis responsibly."

Instead, the Council has twisted this idea into a restrictive, top-down scheme that enriches contractors, consolidates Council control, and strips homeowners of all autonomy.

Loans: Empty Promises, No Clarity

The Council’s vague suggestion of “low-interest loans” or a “shared equity arrangement” offers no detail, no terms, and no timelines. What will the interest rate be? Who qualifies? Will this add to long-term debt burdens? None of this has been clarified, and homeowners are expected to make life-altering decisions within a matter of weeks, before the end of June.

Time Pressure and Emotional Blackmail

Giving homeowners less than a month to assess, digest, and respond to these complicated and often deeply unsatisfactory options is utterly unacceptable. Many are still coming to terms with the trauma of losing their homes and communities. Rushing them into irreversible choices is not just irresponsible — it’s cruel.

A Council Profiting from Misfortune

Let’s not mince words: this entire approach reeks of opportunism. Rather than acting as a protector of public wellbeing, Aberdeen City Council is positioning itself as a beneficiary of disaster, tightening its grip over vulnerable homeowners and forcing through measures that protect its own financial interests above all else.

This is not what public service is supposed to look like.

We Deserve Better

The residents of Balnagask and beyond deserve genuine support, flexible solutions, and respect. They deserve to be partners in the solution, not subjects of a broken system.

We call on Aberdeen City Council to:

Offer full-value compensation based on pre-RAAC declarations.
Expand property swap options to include properties that reflect actual homeowner needs.
Allow grant funding for private repairs with approved contractors, as originally intended.
Provide clear, detailed loan information — not vague promises.
Extend the deadline for responses to allow meaningful consultation.

Until then, this package remains what it is: a disgraceful betrayal of the very people the Council is supposed to serve.

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The full text of the letter is provided below:

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RAAC – Alternative options agreed at Communities Housing and Public Protection Committee

27 May 2025

Firstly, I understand that the identification of problems associated with Reinforced Autoclaved Aerated Concrete (RAAC) in your property is causing you a lot of worry. The health and safety risks, financial implications, and loss of community are of great concern to homeowners. I also recognise that many homeowners do not want to go through the Voluntary Acquisitions process and are looking for a different way forward.

To find different ways to support homeowners facing these challenges and avert the need for any enforcement action, the Council asked that officers work with groups, like the Torry RAAC Campaign Group Management Committee, to find other ways the Council could support homeowners to remove the risk of the RAAC panels. As a result of these discussions, on Tuesday 27 May the Communities, Housing and Public Protection Committee agreed two further options to help homeowners.

The Committee asked that I write and share all of the different ways that the Council can support you to address the issue of RAAC in your home. This letter sets out the current and new options available to homeowners and asks that you consider which option would best suit you/your family.

An online survey has been set up to gather feedback on each option. If you require support to provide your feedback, please contact Jade Leyden at Greyhope Community Hub (tel: 01224 053684). Jade will also link with departments across the Council on your behalf to help answer any questions you may have. Please provide your feedback by the end of June as this will help us progress the new options for those that are interested.

Current Options

Voluntary Acquisition: An independent agency will value your property, and you won't need to provide a Home Report. The Council will buy your home at its current Market Value (the current Market Value will take into account the RAAC panels in the roof).

The Council will pay any professional fees you incur for valuation advice. The Council will also cover your legal fees for selling your home and any costs for buying a new one.

In addition, you will receive a home loss payment equal to 10% of your property's market value. The Council will also cover other costs like moving expenses and early mortgage surrender fees.

We fully understand that every owner is in a slightly different position and can discuss particular challenges you/your family face, such as mortgage fees etc. with you directly if you choose to progress this option.

You will already have been contacted regarding this option and it remains open to you even if you have previously advised us that you do not want to engage.

Making your own home safe: Owners who live in mostly privately owned blocks or terraces can work together to address the risks independently of the Council.

Owners will be responsible for the costs for any works to their own properties but can ask the Council to cover their share of costs for any Council properties in the block or terrace.

If you are keen to collaborate with neighbours to progress this option, the Council can be asked to contribute its share of the costs. Further information is available here.

New Options – Approved in May 2025

Roof Replacement Proposals: Homeowners who want to retain a home in Balnagask can collaborate with the Council to replace the roof. If enough people show interest, the Council will identify terraces for roof replacement.

Interested homeowners could be allocated a property with a new timber roof similar in size to their own, and some owners may be able to keep their current property. Owners will need to move out during the works, and the Council will help cover these costs and provide decant options if these are required.

Replacing the roof is likely to cause some damage to properties and this will vary from property to property. The full extent of damage will not be identified until detailed surveys are undertaken and works start.

As a result, owners are being asked to contribute a set fee for the roof replacement so that they have certainty around costs. The set fee may be reduced, depending on final specifications and the result of openly tendered costs. The maximum set cost to owners is:

• £20,000 for a one-bedroom property 

• £37,000 for a three-bedroom property 

• £44,000 for a four-bedroom property 

The Council will meet all other costs including but not limited to project management, legal fees, removal and storage, consents, safety checks, mortgage and security costs, and making homes ready for occupancy in light of the damage that could be caused when the roof is removed.

Owners will also be offered a £5,000 cash payment to help them make their house a home. Owners who do not require this payment could instead reduce £5,000 from the roof replacement cost.

The Council recognises that some owners may find it incredibly challenging to meet upfront costs. The Council is currently working to establish a mechanism to support homeowners through either a low cost loan or shared equity arrangement.

Property swap: Owners could swap their current property with a Council property (most likely a 2 bedroom flat). This would be in blocks of properties where the council is a minority owner and a sale to you would end council ownership in the block.

The value which would form part of the exchange would be based on the valuation identified for your property under the Voluntary Acquisition process. Council properties available for swap would also be valued by the Valuation Office Agency prior to any works being undertaken to ready properties for sale. If the values are different, either the owners or the Council will pay the difference.

The Council will pay any professional fees you incur for valuation advice. The Council will also cover your legal fees. In addition, you will receive a home loss payment equal to 10% of your property's market value. The Council will also cover other costs like moving expenses and early mortgage surrender fees.

The Council would be open to offering a loan/equity share arrangement for owners who require it to progress this option.

What happens next?

It would be helpful to understand which option(s) might work best for you and your family given the health, safety and financial risks associated with any further deterioration of the RAAC panels.

The Council has a legal duty to intervene where buildings are deemed dangerous or defective and cannot choose to not do so. If enforcement action were taken owners would be issued with notices requiring works, ordering evacuation, and undertaking emergency measures at the full cost to the owner. We are keen to ensure that no homeowner faces this situation and hope that offering additional options helps prevent enforcement action in recognition of the considerable strain this would place on owners. Further information on enforcement action can be accessed here.

As previously mentioned, we would be grateful if you could indicate which option would best support your family through on-line form by the end of June. This timescale will enable us to determine levels of interest in the new roof replacement and house swap options and interest must be registered by the end of June to opt into one of these two new options. Those not able to return the digital form should contact Jade Leyden at Greyhope Community Hub. Jade can be contacted by phone on 01224 053684 and will be happy to help you.

I understand that this situation continues to be challenging and stressful for you. Please know that the Council is committed to supporting you through this process. We are here to help you find the best solution for your home and ensure your safety and wellbeing. Our Partner SAMH continues to be available to you though hearforyou@samh.org.uk

If you have any questions or need further assistance, please do not hesitate to reach out to Jade in the first instance, Jade will then make sure that your questions are directed to the most appropriate officer. Together, we can navigate this challenging time and find a way forward.

Further information is available on the council’s updated FAQ’s.

https://www.aberdeencity.gov.uk/services/housing/raac-housing Online survey

www.raac-homeowners-2025.commonplace.is/

Further information on enforcement action

www.aberdeencity.gov.uk/services/planning-and-building-standards/building[1]standards/building-standards-policy-and-guidance/dangerous-and-defective-buildings

Further information on communal repairs www.aberdeencity.gov.uk/services/housing/communal-housing-repairs

Yours sincerely

Stephen Booth

Chief Officer Corporate Landlord