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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:
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£20,000 for a 1-bed
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£37,000 for a 3-bed
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£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:
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Offer full-value compensation based on pre-RAAC declarations.
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Expand property swap options to include properties that reflect actual homeowner needs.
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Allow grant funding for private repairs with approved contractors, as originally intended.
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Provide clear, detailed loan information — not vague promises.
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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
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