Homeowners Demand Scottish Government and Parliament Action Over Safety Risks of Reinforced Autoclaved Aerated Concrete

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Homeowners affected by a cheaper version of concrete, known as Reinforced Autoclaved Aerated Concrete (RAAC), have staged a protest outside the Scottish Parliament, demanding compensation and a public inquiry. The protest comes amidst growing concerns about the safety risks posed by RAAC, which was commonly used in construction between the 1950s and 1990s, primarily in flat roofing but also in floors and walls.

RAAC has been found in numerous buildings, including public structures, raising fears of potential ceiling and wall collapses. Consequently, many local authorities are now undertaking inspections of council houses. While current council tenants have some of their relocation costs covered, former council house buyers and private tenants are left without recourse for assistance. Homeowners from West Lothian, Clackmannanshire and Aberdeen were present at the protest.

Ronnie and Rosalind Bell, both 76, discovered RAAC in their house in Chestnut Grove, Livingston, West Lothian, 16 years after purchasing it. Rosalind expressed their anxiety, stating, "You’re living in fear that the roof is going to collapse, or the sides are going to come in. You just don’t know."

The Bells, joined other affected homeowners, in calling for alternative safe housing or adequate compensation. They highlight the disparity in treatment between council tenants and private homeowners, with the latter left to shoulder the financial burden.

Rosalind emphasized the dire situation, stating, "Our house was built in 1961-63 and only had a 30-year lifespan. They should never have been sold at all."

Unanimously, homeowners across Scotland have stressed the absence of prior disclosure regarding RAAC in properties sold to them, alongside the financial impossibility of engaging structural engineers. Particularly troubling is the fact that those affected by the RAAC scandal reside in some of Scotland's most deprived areas, prominently featured on indices of deprivation.

Wilson Chowdhry, representing the UK RAAC Campaign Group, implored the Scottish Government to take responsibility and provide compensation for affected homeowners. He emphasized the pressing need for action, underscoring instances where homeowners discovered RAAC shortly after purchasing their properties. Chowdhry highlighted the profound impact on older citizens who had invested life savings and inheritances to buy their homes, pointing out failures in the Government's Right to Buy scheme. Rather than achieving its laudable goal of increasing homeownership, the scheme was inadvertently contributing to homelessness. Mr. Chowdhry stated:

"The Right to Buy scheme was promoted by local councils and the government as a mechanism to facilitate equitable access to housing for all individuals.

"It has failed in its primary aim, and in Scotland, there is a looming threat that the 1,994 homeowners who were misled into purchasing properties with RAAC may find themselves joining the homeless community. They are faced with the burden of mortgages for demolished buildings, alongside rent and storage costs.

"Many older residents simply do not have the option to return to work, nor do they possess savings that could alleviate their predicament. Meanwhile, younger homeowners are confronted with a future burdened by debt, stress, and anxiety.

"The financial turmoil facing hard-working individuals despite their innocence in this matter is an injustice. The Scottish Government and local authorities have a moral obligation to urgently resolve this issue."

A petition, endorsed by over 1,300 signatures, urges the Scottish Government to take decisive action by establishing a national fund to cover inspection, repair, and evacuation expenses related to Reinforced Autoclaved Aerated Concrete (RAAC). Furthermore, there is a pressing call for legislative measures to hold authorities accountable for RAAC usage, encompassing proactive identification, the establishment of a national database, and rigorous inspections conducted by RICS-approved surveyors and thorough research by conveyancing solicitors, who could be held liable for any shortcomings. Additionally, the petition advocates for a public inquiry into council and housing association practices concerning RAAC. The petition, along with a comprehensive letter, was submitted to both First Minister John Swinney MSP and Scottish Housing Minister Paul McLennan MSP, both at the Scottish Parliament and Government HQ at St Andrew's House. 

In response to the BBC who attended the protest, a spokesman for the Scottish government acknowledged the seriousness of building safety concerns and reaffirmed the government's commitment to addressing the issue. The government's cross-sector working group continues to meet regularly to share knowledge and best practices, and efforts are underway to engage with local authorities and social landlords to assess the extent of RAAC usage and its implications. Read BBC report (here)

The plight of homeowners affected by RAAC underscores the urgent need for comprehensive solutions and support mechanisms to ensure the safety and well-being of residents across Scotland.  You can read a copy of the letter submitted to the Scottish Government/Parliament below.  Please copy it and send it to your MP's and the Scottish Housing Minister. When submitted at the Scottish Parliament Building, letters were written to the Housing Minister and Parliament and First Minister and Parliament.  When submitted to the Government HQ, letters were written to Paul McLennan MSP or John Swinney MSP along with respective titles. 

Dear  First Minister and Parliament,

I am writing to bring to your attention a matter of urgent concern that affects homeowners and tenants across Scotland. This issue pertains to the use of Reinforced Autoclaved Aerated Concrete (RAAC) in the construction of residential properties, which has now been identified as a significant hazard posing risks to the safety and well-being of residents.

In March 2024, the Scottish Housing Regulator confirmed the presence of RAAC in 1,994 homes across Scotland, a significantly higher number than in any other country in the UK. This underscores the urgency for the Scottish Government to address the RAAC issue. The thirteen social landlords reporting RAAC in Scottish homes are:

 Aberdeen City Council

Almond Housing Association Ltd

Angus Council

Bield Housing & Care

The City of Edinburgh Council

Clackmannanshire Council

Dundee City Council

North Lanarkshire Council

Sanctuary Scotland Housing Association Ltd

South Lanarkshire Council

Stirling Council

Viewpoint Housing Association Ltd

West Lothian Council

 

This substandard building material has put thousands of buildings at risk of collapse, endangering the lives and livelihoods of countless individuals and families.

The culpability of Scottish local authorities in the utilization of RAAC has left affected homeowners grappling with the hefty financial burdens of inspection and potential repairs. This dire situation has plunged many into financial hardship as they struggle to ensure the safety of their residences. Additionally, the stark absence of support for private tenants is alarming, as they face the looming threat of displacement without recourse to compensation or assistance. The grants offered to council tenants in Scotland are paltry, barely covering their expenses and failing to address the profound impact this crisis is having on entire communities, which are now grappling with deepening levels of depression and despair.

It is imperative that immediate action be taken to address this crisis and provide relief to those affected. Therefore, over 1200 concerned citizens, have signed a petition calling upon the Scottish Government, to allocate a national fund to support struggling homeowners and tenants who have been impacted by the RAAC scandal. This support should encompass financial assistance for inspections, repairs, and evacuations, irrespective of property ownership. You can read our petition here: https://www.ipetitions.com/petition/concrete-solutions-for-raac-problem

 

Additionally, we urge all implicated local authorities to reconsider their decision to withhold financial assistance from homeowners and tenants in need. They must accept responsibility for the hazardous conditions present in affected properties and take proactive measures to rectify them without further delay.

Furthermore, we advocate for the enactment of legislation that holds councils and housing associations accountable for their use of substandard building materials. It is imperative that there be transparent disclosure of associated risks to potential buyers. We are cognizant of Kiam Kerr’s efforts in the Scottish Parliament  [ https://www.parliament.scot/chamber-and-committees/questions-and-answers/question?ref=S6W-26174] to propose amendments to Housing Law by way of RAAC inspections within home surveys, which unfortunately were rejected under the premise that RAAC inspections are intrusive and financially burdensome. However, it's important to clarify that our intention differs from what was proposed. We urge local authorities and Housing Associations to take responsibility for identifying RAAC in both current and ex-council properties they have constructed and to create a national database. We also call for RICS-approved surveyors to meticulously identify any flat roofs that may harbour RAAC potential. Conveyancing solicitors should be proactive in responding to properties flagged by surveyors, tracing any RAAC history. All parties involved must be held accountable for any lapses in administering these procedures correctly, ensuring thoroughness and diligence in safeguarding the well-being of future homeowners and tenants alike.

A public inquiry into the practices of councils and housing associations concerning RAAC should also be initiated to ensure accountability and prevent similar crises in the future. This inquiry would investigate how these entities conducted business related to RAAC, including the handling of property sales, disclosure of RAAC presence, and the response to homeowner concerns.

In conclusion, we implore both levels of government to uphold the rights enshrined in the International Covenant on Economic, Social, and Cultural Rights, particularly the right to an adequate standard of living and housing. It is incumbent upon our elected representatives to act swiftly and decisively to address this crisis and safeguard the well-being of affected homeowners and tenants across Scotland.

Thank you for your attention to this urgent matter.

Sincerely,

 

 

Wilson Chowdhry

Chairman UK RAAC Campaign Group

RAAC Campaigners Initiate Three Peaceful Protests in West Lothian for a Fair Deal

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Scottish Parliament Protest by UK RAAC Campaign Group:

Date: 11th May 2024

Location: Scottish Parliament Building, Holyrood, Edinburgh, EH99

Event: Protest for new laws to protect homeowners, a national fund for Scottish communities affected by RAAC, and a public inquiry into how councils have dealt with RAAC.  

A Petition and Unified Letter Addressed to the First Minister and Housing Minister will be Delivered to Both the Scottish Parliament and Government Headquarters at St Andrews House, Calton Hill, Edinburgh

West Lothian City Council Protest led by UK RAAC Campaign Group

Time: 9am - 10am
Date: 14th May 2024
Location: Civic Centre, Howden South Road, Livingston, West Lothian, EH54 6FF
Event: Join us for a peaceful protest outside the Civic Centre from 9am to 10am, coinciding with the Full Council Meeting where Wilson Chowdhry, Kerry MacKintosh, and Ashleigh Mitchell will be addressing crucial issues.

Almond Housing Association Protest led by UK RAAC Campaign Group

Time: 4.15pm - 5.15pm
Date: 14th May 2024
Location: 44 Etive Walk, Craigshill, Livingston, West Lothian EH54 5AB
Event: Join us for a peaceful protest outside the offices of Almond Housing Association from 4.15pm to 5.15pm.

We'll have a powerful PA system and megaphone at all events to ensure our voices are heard. Bring your passion and enthusiasm, along with any homemade banners and posters you'd like to share. Let's make a statement together with our loud voices and compassionate hearts.

Please sign our petition (here) if you haven't already, and encourage your friends and family to do the same. Together, in solidarity, we can combat the bureaucratic indifference that jeopardizes the financial stability of thousands of individuals across the UK, pushing them towards homelessness. Let's unite to make a difference and ensure everyone has a safe place to call home.

Rent Pressure Zones and the Housing (Scotland) Bill: A Potential Relief for Residents Affected by RAAC

A West Lothian Policy Development and Scrutiny Panel Meeting held on 25th April was marked by considerable focus on the implementation of rent pressure zones and new legislative measures pertaining to housing in Scotland.

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We have taken the liberty of summarising the Housing (Scotland) Bill, which was introduced on 24th March 2024 and is still being ratified::

Part 1: Rent Regulation: Part 1 of the bill focuses on rent regulation, including the designation of rent control areas. This part aims to address rising rents and ensure affordability for tenants.

Part 2: Eviction Procedures: Part 2 deals with eviction procedures, emphasizing duties to consider delaying evictions and determining damages for unlawful evictions. This section aims to protect tenants from unjust eviction practices.

Part 3: Tenant Rights: Part 3 addresses tenant rights concerning keeping pets and making changes to let property. It aims to provide tenants with more flexibility and autonomy in their rental arrangements.

Part 4: Other Tenant Matters: Part 4 covers various other matters relating to tenants, including unclaimed tenancy deposits, registration of letting agents, ending joint tenancies, delivery of notices by social landlords, and converting assured tenancies into private residential tenancies.

Part 5: Homelessness Prevention: Part 5 focuses on homelessness prevention measures, outlining the duties of relevant bodies, assessment of housing support services, and support for tenants affected by domestic abuse.

Part 6: Other Housing Matters: Part 6 addresses additional housing-related issues such as mobile homes, fuel poverty, and disclosure of information to the new homes ombudsman.

Part 7: Commencement and Ancillary Matters: Part 7 deals with commencement procedures and other ancillary matters related to the implementation of the bill.

You can read the full bill (here)

The Impending new legislation the 'Housing (Scotland) Bill' mandates councils to prioritize keeping people in their homes, emphasizing proactive measures to address housing needs and homelessness. Public bodies are now obligated to inquire about housing requirements and take appropriate actions based on the gathered information. 

In the video it can be seen that  West Lothian Council has earmarked, funding amounting to £4.3 million which has been allocated from August 2024 to December 2025 to support these efforts. The funds will support the underscore the Scottish government's commitment to addressing housing affordability and ensuring access to safe and adequate housing for all residents. 

A discussion on Rent pressure zones ensued, these are designated by Scottish government ministers upon substantiated evidence of excessive rent escalation within defined areas, causing tenant hardships and exerting strain on local councils to meet housing demands or subsidize housing costs. This mechanism serves to preempt a common scenario observed in England, where escalating rents drive an increasing reliance on housing benefits. Within these zones, rent hikes are constrained to the Consumer Price Index (CPI) plus 1%, fostering a more stable and affordable rental market.

Council officers explained that the new law promotes initiatives such as offering first-month rent and deposit assistance as either a loan or grant, along with ongoing canvassing and research endeavors, which aim to better understand and address the evolving housing needs of communities. Additionally, rental regulations are tailored to specific geographical areas through capping and collaring mechanisms, ensuring equitable treatment for tenants based on their location.

Furthermore, there has been a shift in policy regarding pets in rental properties, where previously they were approved, now they may be refused. This change reflects a recalibration of priorities to better accommodate tenants' preferences and lifestyles.

Lastly, public bodies are mandated to actively inquire about housing needs and homelessness, with a corresponding obligation to take affirmative actions based on the gathered information, underpinning a proactive approach to housing support and intervention. This expanded initiative encompasses police officers, for whom this represents a new aspect of their duties, as well as any council body not directly engaged in housing affairs. By involving a broader spectrum of public servants, this strategy aims to ensure that fewer individuals slip through the cracks and miss out on the support they require. This inclusive approach underscores a commitment to reaching and assisting every individual in need, thereby enhancing the effectiveness and accessibility of housing support services.

Wilson Chowdhety, representing the UK RAAC Campaign Group, expressed:

"Understandably, residents in RAAC-affected homes are seeking clarity on how the new legislation will impact them. While the changes may not be revolutionary, they do represent a step forward in ensuring that councils better understand and address the needs of their communities through thorough research and canvassing efforts. Ignoring the needs of RAAC residents is no longer acceptable under this new law, which has unfortunately been the experience for many in the past."

"For both council and private tenants, there is now an opportunity to advocate for rent pressure zones, which could lead to more affordable rents for returning residents in repaired or rebuilt properties. Individuals like Hannah Chowdhry have already taken proactive steps by reaching out to their representatives to push for such measures, recognizing the importance of addressing housing affordability in areas marked by significant deprivation indices."

"Furthermore, there is a need for greater clarity on how the loosely framed homelessness prevention process will impact RAAC homeowners. Councils will likely need to reassess their existing housing stock and consider whether demolishing and rebuilding is the best course of action given the strain on available housing. Additionally, there will be a heightened focus on preventing housed individuals from slipping into homelessness, highlighting the need for proactive measures to address housing insecurity across the board."

Action Plan and Protests: Addressing RAAC Concerns in West Lothian and for Scotland!

A packed audience met to discuss plans for RAAC affected communities in West Lothian

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In a gathering brimming with urgency and determination, residents of West Lothian assembled at The Tower Bar on April 25th, 7 PM, to address the pressing issue of crumbling concrete plaguing their homes. The meeting, marked by the presence of esteemed guests including politicians and community leaders, served as a pivotal moment in their ongoing struggle for justice and resolution.

Among those present were Livingston MP Hannah Bardell, along with local Craigshill Ward councillors Damian Doran-Timson and Veronica Smith, and Bathgate councillor Willie Boyle. Also in attendance was Kerry Mackintosh, a resilient advocate and former resident of Deans South Estate, who dedicated 18 years to securing housing for her community. Additionally, Wilson Chowdhry from the UK RAAC Campaign Group was invited to share his insights.

Despite hopes for collaborative solutions, disappointment loomed as both West Lothian Council (WLC) and Almond Housing Association (AHA) declined invitations to attend. The absence of these key stakeholders underscored the frustration stemming from a perceived lack of communication and support from authorities.

Central to the discussion were updates on the ongoing surveys within Craigshill, a community heavily impacted by the housing crisis. While initial reports indicated progress with visual surveys conducted by structural engineers, concerns persisted regarding the safety of certain properties. Notably, only one house was found devoid of RAAC due to previous fire damage.

In a bid to address the myriad challenges faced by homeowners, politicians like Damien Doran-Timson and Hannah Bardell advocated for increased government funding for surveys and emphasized the need for collaborative efforts. Bardell, in particular, highlighting the critical role of local authorities in addressing the crisis and called for a comprehensive approach to future-proof housing solutions.

First to speak was Cllr Damian Doran-Timson who expressed disappointment, he voiced his dismay at the absence of representatives from West Lothian Council (WLC) and Almond Housing Association (AHA), attributing it to a dearth of information and inadequate communication. He underscored the importance of transparency and collaboration in addressing the housing crisis. To address these pressing concerns, he announced his intention to table a motion urging the council to provide a comprehensive report on their actions and to seek funding from the Scottish Government. This funding would be designated for surveys to be conducted for every single home, regardless of ownership, with the aim of resolving the issue once and for all.

Hannah Bardell was up next, she explained that she had been advocating for surveys to be funded jointly by the Scottish and UK governments, stressing the importance of collaborative efforts in utilizing consequential funding. Furthermore, she highlighted the responsibility of local authorities in addressing the crisis. She voiced her deep concern regarding the challenges faced by local residents in securing insurance for their properties, highlighting the urgency of the issue. She assured attendees that she had initiated communication with the Association of British Insurers (ABI) to address these pressing concerns and find viable solutions.

At this juncture, Wilson Chowdhry elaborated on his direct communication with the Association of British Insurers (ABI) and his collaborative efforts with MPs. He underscored a crucial point: insurance policies, as they currently stand, would not provide coverage for remedial works to building defects like RAAC. This stark reality, he emphasized, renders such insurance effectively futile for homeowners. Chowdhry painted a vivid scenario, illustrating how insurers might exploit loopholes to evade payouts in the event of a catastrophe, such as an earthquake-induced roof collapse, by attributing it to the presence of RAAC in the construction.  Further details can be found in this blog post from March 19th 2024 (click here).

To address this issue, Wilson proposed a solution whereby West Lothian Council (WLC) could underwrite insurance using a grant provided by the council. This approach would make insurance more affordable for homeowners and spread capital costs for WLC.  Mr Chowdhry hoped that funding would ultimately be sourced from the Scottish Government .  Cllr Damian took note of Wilson's proposal and expressed his commitment to explore it further with West Lothian Council (WLC). He acknowledged the potential benefits of such a measure in addressing the insurance affordability issue for homeowners affected by RAAC-related concerns.

In response to a question from the audience regarding whether RAAC homeowners would encounter challenges securing mortgages, Ms. Bardell assured attendees that she would take proactive steps to address this issue. She pledged to correspond  engage with her colleagues in Parliament to advocate for solutions that ensure fair access to mortgages for all homeowners affected by RAAC-related concerns.

She urged individuals facing RAAC-related issues  to reach out to her office , promising to escalate these concerns to Parliament. Expressing a valid concern, she questioned the long-term viability of simply extending the lifespan of affected houses by another 30 years, fearing a recurrence of the crisis in the future. 

Wilson Chowdhry then shared a poignant personal anecdote about his daughter's experience purchasing a house at 19, only to become entangled in the national RAAC scandal. Returning to the earlier question about mortgages, he affirmed that existing mortgage companies would be legally obligated to offer renewals. However, he expressed concern over the potential consequence of this, fearing that homeowners would become "mortgage prisoners," locked into the interest rates of a single company. He earnestly requested MP Bardell to champion this issue in Parliament, urging for measures to mitigate the financial burdens imposed on affected homeowners.  Ms Bardell at this point was about to expand on what help could be offered by the government but was cut short by the convener of the meeting.  Hannah Chowdhry has written to the 

Cllr Willie Boyle raised a critical question about obtaining surveys for private properties, particularly in Bathgate where a builder was encountering difficulties in securing RAAC surveys. In response, Wilson offered assistance by providing a contact who might be able to help facilitate the surveys.  He has since provided the contact details to 6 local councillors in Bathgate and Craigshill.

Mr. Chowdhry further emphasized the council's obligation to acknowledge its responsibility regarding latent defects and uphold its duty of care to homeowners. He shed light on the shortcomings of the Right to Buy scheme, stressing how it had failed to address issues like those stemming from RAAC-related concerns, and tragically resulted in making homeless the very people the scheme was intended to help buy their first home.  

Cllr Willie Boyle advocated for a unified approach, suggesting that one contractor should be tasked with providing surveys for all affected properties. Interestingly, this proposal echoed a similar initiative that Wilson Chowdhry had previously proposed to Aberdeen City Council back in October 2023. A group-buy initiative, as suggested by Cllr Boyle, would likely result in more affordable prices for homeowners. However, it became apparent during the meeting that both elected officials and members of the public unanimously agreed that the costs for inspections should ultimately be covered by West Lothian Council (WLC).

Hannah Bardell proposed the idea of pursuing a class action against West Lothian Council (WLC) regarding the RAAC situation. However, Wilson Chowdhry expressed reservations about resorting to legal action at this stage, deeming it a risky endeavor that should be considered as a last resort. Instead, he emphasized the importance of leveraging the political process to residents' advantage. He urged attendees to participate in the upcoming protests outside the Scottish Parliament on Saturday, May 11th, 2024, and outside the Civic Centre in West Lothian on May 14th, 2024.  Details for the protest can be found (here).

Mr. Chowdhry suggested an alternative approach, proposing that initially, an action could be initiated by a council tenant, possibly funded by legal aid. Later on, this action could be combined with a class action, a strategy that had been under discussion by the Torry Community Council for several months. This phased approach aimed to explore more feasible and potentially less risky avenues for seeking redress and accountability.

Kerry Mackintish, then expressed her solidarity with the community, offering her support to all affected homeowners. She highlighted a concerning observation made two decades ago, noting that RAAC was present in both the walls and roofs of properties in Chestnut Grove.

Additionally, Kerry emphasized the importance of participation in the upcoming protests, urging attendance at the demonstration outside the Scottish Parliament on May 11th, 2024, and the protest at the Civic Centre on May 14th, 2024.

Furthermore, Kerry voiced grievances regarding the lack of transparency from relevant authorities. She criticized the failure of WLC and Almond Housing Association to provide regular updates on the state of buildings and the absence of adequate explanation regarding RAAC before homeowners purchased their properties. This lack of communication left homeowners uninformed and ill-prepared to address the challenges posed by RAAC.

Cllr Damien then assured attendees that the council had committed to providing one-on-one meetings with individuals to address their concerns. He encouraged anyone experiencing difficulties in scheduling such meetings to inform him directly, pledging to advocate on their behalf and follow up with the council to ensure that their needs were met.

Hannah Bardell expressed hope that lessons had been learned from the Deans South situation. She emphasized the importance of Almond Housing Association (AHA) taking responsibility for repairing houses and exploring various options, asserting that homeowners and WLC should not bear the financial burden of surveys.

Wilson Chowdhry shed light on the aftermath of the Deans South situation, revealing that out of 86 houses, only 10 were eventually acquired from a private developer; notably, this was not a solution provided by WLC. He cautioned against making hasty decisions to leave one's home unless presented with a favourable offer. Wilson emphasized the importance of continuing engagement with council members to pursue a paid-for initial survey, crucial for determining the stability of RAAC in homeowner properties, and staying abreast of any developments in the matter. However, he warned about the potential consequences, including the possibility of properties being condemned if the survey report was negative. He cited a case in Tillicoultry as an example, highlighting the risk of swift evictions with only two hours notice.

The meeting concluded with a resolute call to action, encapsulated in a comprehensive register of actions. From securing funding for surveys to coordinating protests at the Scottish Parliament and West Lothian Civic Centre, the community rallied behind a collective vision for change.

REGISTER OF ACTIONS:

1. Secure funding for surveys.
2. Ensure attendance of WLC and AHA at the next meeting.
3. Establish a crowdfunding page for Craigshill residents.
4. Compile information and data for Hannah regarding all affected individuals and their individual circumstances.
5. Arrange for a structural engineer to attend the next meeting.
6. Inquire about legal advice.
7. Facilitate Hannah's discussion with the insurance sector.
8. Organize the protest at the Scottish Parliament on May 11th.
9. Coordinate the protest at the Civic Centre on May 14th from 9am to 10am, prior to the council meeting.

As residents departed, buoyed by a renewed sense of solidarity and purpose, the echoes of their voices reverberated with determination. For in their united front against adversity, they found strength—not merely to confront the challenges of today, but to shape a future where every home stands firm on the foundation of justice and resilience.

After the meeting, Wilson Chowdhry expressed his satisfaction with the productive discussion held with the residents of West Lothian, where the unique challenges encountered by those residing in properties with RAAC were thoroughly addressed. West Lothian boasts 69 council-owned properties, while a significant 318 properties are under the management of Almond Housing. Interestingly, only approximately 34 of Almond Housing's stock are categorized as high risk. Notably, within the Almond Housing Estate, there are 10 privately owned homes, although no specific figures were available for other privately owned RAAC properties throughout the council.

Chowdhry found it encouraging to observe that both West Lothian Council and Almond Housing are actively engaged in efforts to repair existing homes whenever possible, a commendable departure from the approach adopted by Aberdeen City Council. Moreover, in many instances, Almond Housing is also making proactive choices to manage risks associated with medium-risk properties.

However, despite these commendable efforts, homeowners and private tenants alike continue to grapple with challenges in accessing necessary support, while council tenants are expressing a need for further assurances regarding the coverage of their expenses.

Chowdhry reiterated their unwavering commitment to closely monitoring this situation and advocating for a fair deal for all those impacted. It remains imperative to persist in challenging for the rights and support that RAAC residents rightfully deserve."

Remembering Joe Baxter: A travelling Evangelist and Fighter for Homeowners' Rights in West Lothian

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The passing of Joe Baxter at the age of 83 marks the end of an era for the community of West Lothian, as they bid farewell to a man whose life was defined by unwavering determination, faith, and service. 

Joe Baxter's journey, from RAF pilot to Senior Contract Accountant to traveling Evangelist, is a testament to the resilience of the human spirit and the power of standing up for what is right.

Now, a grieving community stands united in its plea for a road to be dedicated in honor of the devoted servant of God and stalwart of the community.

Eighteen years ago, a travelling evangelist, Joe Baxter, found himself ensnared in the aftermath of a crippling financial debacle triggered by revelations of shoddy construction involving bubbly concrete in his residence. Baxter, a seasoned Senior Contract Accountant turned itinerant preacher of the Gospel, had once proudly served his nation as an RAF high-diver and technical engineer until a perforated eardrum permanently grounded him, leading to his medical discharge.

Mr. Baxter, along with ten other steadfast homeowners, defiantly contested the decision of West Lothian Council to demolish 86 homes in the Deans South Area. These homes had been sold to unsuspecting ex-council tenants without adequate compensation. While 76 homeowners succumbed to accepting meager payments, which barely scratched the surface of their homes' true value, Mr. Baxter, his wife Isabel, and a group of nine fellow homeowners refused to yield. They endured nearly two decades of hardship, living in homes condemned due to RAAC/Siporex roofing, in a community ghettoized by the council's neglect to maintain an area they sought to clear.  Yet, their resilience and unyielding resolve persevered, eventually leading to the construction of 10 new homes on the site by Springfield Homes. Their tenacity breathed new life into the community, offering a glimmer of hope for a fresh start to all those affected.

Tragically, Joe Baxter did not live to witness the realization of his dream—the handover of his new bungalow—as he passed away at the age of 83 from a debilitating blood cancer. This illness presented significant challenges in his later years. However, despite the obstacles he faced, Joe confronted each day with remarkable courage and acceptance, finding comfort in the resolution of the housing issue and the assurance that his beloved wife, Isabel, would receive the home they both yearned for.

Kerry, a neighbor of the Baxters and leader of the campaign for over two decades, expressed profound sorrow at the loss of a pillar of the community, someone who had been like a father to her. Throughout the arduous campaign for justice, she had often relied on Mr. Baxter for support and drew inspiration from his unwavering hope and steadfast prayers. His absence left a void in the hearts of many, yet his legacy of resilience and compassion continues to inspire those who knew him.

Joe Baxter was born in Glasgow in October 1940 and passed away at the age of 83, surrounded by his loving family. He married Isabella Sneddon in September 1962, and together they raised three children: Graham, Ruth, and Mark. Their family grew over the years to include eight grandchildren and one great-grandchild.

Kerry fondly reminisced about her close relationship with Joe and Isabel, describing them as more than just neighbors—they were like family to her. She credited Joe and Isabel with giving her the strength and determination to continue fighting for justice. She vividly recalled the moment when Joe and Isabel resolved not to surrender their home and instead decided to fight for their rights. Now, after two decades of perseverance, their efforts have borne fruit with the construction of a new house. Kerry is determined to see justice served in honor of Joe and Isabel, carrying their legacy forward with unwavering resolve.  

Kerry beautifully expressed, "Joe was the kindest, most caring, and inspirational person I have ever met. I am incredibly grateful to have had him in my life. He was dearly loved by all who knew him. I would regularly see Joe and Isobel, and we supported each other in our fight for a new home and justice with WLC."

"As an Evangelist Christian, Joe always said a prayer and thanked the Lord for our lives and the food we shared when I visited for tea and biscuits. I found these moments very peaceful."

"Joe was wonderful, always smiling and ensuring everyone else was okay. He had a deep love for his garden and enjoyed watching the birds. We often chatted about nature and admired how beautiful his roses looked. Sitting in his garden with Isobel, enjoying the nice weather, was a cherished experience."

Mr. Baxter answered the call to preach the gospel full-time as an Evangelist in 1986. He quickly became known for his travels across the UK and beyond, spreading the message of Christ while remaining firmly rooted in the Christian Brethren Church, a member of the Gospel Hall in Livingston for 58 years.

During this period, he discovered a profound sense of purpose, finding true fulfillment in preaching, visiting, encouraging, and leading souls to Christ. He dedicated himself wholeheartedly to this mission until around the age of 75, when the limitations of an aging body began to restrict his ability to continue sharing the Gospel in the same capacity. However, his faithfulness to the God he served never wavered. Despite being unable to engage in extensive campaigns, he persisted in personal visits and continued preaching at occasional gospel meetings, remaining a steadfast beacon of faith and dedication until the end.

In 2020, Mr. Baxter received a diagnosis of MDS (myelodysplastic syndrome), requiring twice-weekly treatments at St. John's Hospital for blood and platelets. Despite the challenges posed by his illness, he remained steadfast in his treatments. However, a tragic fall in January 2024 altered the course of his journey, causing his treatments to lose their efficacy.

During this tumultuous period, Mr. Baxter witnessed the near completion of his new home, a beacon of hope amid his health struggles. Despite uncertainty about his own ability to inhabit the new space, he expressed profound gratitude to God that his wife would have a beautiful home to call her own, where she could live out the remainder of her days in comfort and peace. This selfless act of love and gratitude epitomized Mr. Baxter's unwavering faith and devotion to his family.

Ruth Robertson (58 yrs), his daughter, shared, "Dad fully comprehended that he might not be here to step into his new home, but he found solace in knowing that the matter had been settled and that Mum would receive the home she truly deserved. He harbored no concerns about that whatsoever. He is now at peace in his mansion in heaven."

A solemn service was held on 8th April 2024, for Mr. Baxter at Livingston Old Parish St. Andrew's Church in Deans, attended by around 300 mourners. The community has been deeply shaken by the loss of this paternal figure, whose presence was a guiding light to many. His legacy of faith, love, and selflessness will continue to resonate within the hearts of all who knew him.

Calls for a road to be dedicated to Mr. Baxter in acknowledgment of his significant contributions to the community and his unwavering 18-year struggle have gained momentum. Wilson Chowdhry, representing the UK RAAC Campaign Group, took the initiative to reach out to developers Springfield Housing. Following discussions with a senior figure, it has been agreed that a formal request will be drafted and submitted to the council for approval.

Mr. Chowdhry expressed, "We have initiated this campaign to rally support for honoring a man who dedicated his life in service to God and his community. His remarkable strength of character continues to inspire us all." The movement seeks to immortalize Mr. Baxter's legacy and ensure that future generations recognize and appreciate his enduring impact on the community.

Please sign our petition for Joe Baxter Way (here)

A poignant banner will be crafted in honor of Mr. Baxter to be utilized during ongoing protests for justice on behalf of thousands of other homeowners facing similar challenges. Though devoid of imagery, the banner will bear the following inscription:

Joe Baxter (RIP) October 1940 – March 2024 

Thank you for the inspiration! 

"I have fought a good fight, I have finished my course, I have kept the faith: Henceforth there is laid up for me a crown of righteousness, which the Lord, the righteous judge, shall give me at that day: and not to me only, but unto all them also that love his appearing." 2 Timothy 4:7-8

This banner will serve as a powerful reminder of Mr. Baxter's unwavering determination and his commitment to righteousness. It symbolizes solidarity with those who continue to fight for justice, carrying forward Mr. Baxter's legacy of resilience and advocacy.

Council Meeting: Funding for RAAC Homeowners—Deputation & Protest Announced

Please sign our petition (click here)

Please join our UK RAAC Campaign Group Facebook page.

Aberdeen City Council (ACC) has declined to offer assistance to homeowners who purchased former council properties constructed with Reinforced Autoclaved Aerated Concrete (RAAC) in their roofs. This is despite the risk of collapse (click here).

Certain homeowners suspect there may be undisclosed motives behind ACC's decision, particularly in light of their consideration to demolish existing Balnagask council homes. For further details, please refer to the linked article (here).

A report regarding the consideration of funding for homeowners will be presented at the Communities, Housing, and Public Protection Committee, located at Aberdeen City Council's Town House, on May 30th. Hannah Chowdhry and Wilson Chowdhry will lead a deputation and are urging as many residents as possible to join them in a protest on that day. In an email to Hannah Chowdhry, the council stated:

"There is due to be a report on the agenda regarding available funding opportunities to support private owners."

We currently have three protests organised:

Aberdeen City Council Protest led by Torry Community RAAC Campaign

Time: 9am - 10.00 am
Date: 30th May 2024
Location: Marischal College, Broad Street, Aberdeen AB10 1AB
Event: Gather in the public square for a rallying point before we proceed to the Town House at 10:30 am. At this time, Hannah and Wilson Chowdhry will present a crucial deputation to the Communities, Housing and Public Protection Committee. Protesters are encouraged to join us in the public gallery to observe the proceedings. Let's stand together and make our voices heard in solidarity.

Wilson Chowdhry implores Aberdeen City Council to listen to its people.

Scottish Parliament Protest by UK RAAC CAmpaign Group:

Date: 11th May 2024

Location: Scottish Parliament Building, Holyrood, Edinburgh, EH99

Event: Protest for new laws to protect homeowners, a national fund for Scottish communities affected by RAAC, and a public inquiry into how councils have dealt with RAAC.

West Lothian City Council Protest led by UK RAAC Campaign Group

Time: 9am - 10am
Date: 14th May 2024
Location: Civic Centre, Howden South Road, Livingston, West Lothian, EH54 6FF
Event: Join us for a peaceful protest outside the Civic Centre from 9am to 10am, coinciding with the Full Council Meeting where Wilson Chowdhry, Kerry MacKintosh, and Ashleigh Mitchell will be addressing crucial issues.

We'll have a powerful PA system and megaphone at both evenst to ensure our voices are heard. Bring your passion and enthusiasm, along with any homemade banners and posters you'd like to share. Let's make a statement together with our loud voices and compassionate hearts.

Please sign our petition (here) if you haven't already, and encourage your friends and family to do the same. Together, in solidarity, we can combat the bureaucratic indifference that jeopardizes the financial stability of thousands of individuals across the UK, pushing them towards homelessness. Let's unite to make a difference and ensure everyone has a safe place to call home.

Formal Process Initiated to Address Council Tax Concerns in RAAC-Affected Properties

Please sign our petition (click here)

Please join our UK RAAC Campaign Group Facebook page.

During a Torry Community Council meeting at the Greyhope Community Hub on April 17, 2024, a member of the audience raised a concerning issue regarding residents in Torry who are still being charged full council tax for properties that now have zero equity and are unsellable or unrentable. This situation has understandably created frustration among homeowners and tenants in an already deprived community, as they feel that the council is exploiting them financially.

Mr. Wilson Chowdhry, one of the invited delegates at the meeting, was approached by a gentleman afterward, who asked him to pursue this matter with Aberdeen City Council. However, despite efforts to contact the council, no response has been received. As a result, Mr. Chowdhry has researched the best approach for RAAC-related residents across the UK to appeal collectively.

The recommended process is for each affected individual to first contact their local council. While the process described here is specific to Aberdeen City Council, similar procedures can be found for other councils. For assistance, individuals can reach out to Wilson Chowdhry at wilson@aasecurity.co.uk.

The initial step involves registering your concern on the Aberdeen City Council website, using the provided link: https://www.aberdeencity.gov.uk/log-or-register-online-services

The portal will prompt you to provide your home address, contact details, and council tax reference. Please ensure you have this information ready. You will then be asked to specify the reason for your complaint. It is suggested to use language similar to the following:

"During the Community Housing and Public Protection Committee meeting on March 28, 2024, Aberdeen City Council's Chief Housing Officer, Stephen Booth, addressed the RAAC crisis in Balnagask. He clarified that there was currently no plan for a Compulsory Purchase Order and explained the council's limitations in repurchasing properties due to revenue constraints. This likely refers to the council's reluctance to repurchase properties with zero or near-zero equity.

"Regarding the impact on council tax, if properties are now valued at zero or near-zero equity due to RAAC, it raises questions about the assessment for council tax purposes. Specifically, are RAAC-riddled homes in Balnagask now exempt from council tax or subject to a reduced rate?

"I urgently seek clarification on this matter to determine the appropriate course of action. If necessary, I will escalate my concerns to the Grampian Assessor and  Electoral Registration Officers Department under Council Tax Appeals. Your prompt advice on this issue would be greatly appreciated. For further context, you can review Stephen Booth's comments via this link: https://wilsonsthirdway.blogspot.com/2024/04/over-50-protestors-gathered-for-rally.html

You could also add: 

"Additionally, Hannah Chowdhry has reached out to Purple Bricks Estate Agents to request a valuation for potential use in any future Compulsory Purchase Order proceedings. However, they have declined her request and confirmed that due to structural defects, selling a local property is not feasible. I have attached evidence below for your reference."

Attach this:

I would repeat the information above in an appeal to the Grampian Assessor using the details below which I have taken from Aberdeen City Council's website. Of course add your details to the email.

Your Council Tax charge is based on the valuation band of the property. If you think that your property is in the wrong valuation band please contact the Grampian Assessor, Woodhill House, Westburn Road, Aberdeen, AB16 5GE or by telephone 01224 068400 or via email at assessor@grampian-vjb.gov.uk.

Or complete their on line form (here). You will need to search for your property, click on the correct address box and then submit a proposal.  We have shared a draft that you can use which can be copied from this link (click here)

Wilson Chowdhry, representing the UK RAAC Campaign, stated:

"While I cannot guarantee that this process will yield immediate results, it will undoubtedly prompt an investigation into the matter and elicit a response that we can collectively evaluate for our next course of action."

"It's important to note that this is a formal procedure that the council is obligated to address."

"The criteria for proposing an appeal may seem vague, but it stipulates that any significant reduction in property value resulting from factors such as demolition, changes in the neighborhood, or modifications to accommodate physical disabilities warrants consideration. It's worth noting that a decrease in value due to general market fluctuations is not taken into account for council tax purposes."

"We must now wait and see what responses we receive. However, by working together as a collective, we can exert the necessary pressure on decision-makers to address this issue effectively.""While I cannot guarantee that this process will yield immediate results, it will undoubtedly prompt an investigation into the matter and elicit a response that we can collectively evaluate for our next course of action."

Below is an extract taken from the Grampian and Electoral Registration Officer website:

"A material reduction in value may result from the demolition of any part of the dwelling, any change in the physical state of its locality or any adaptation of the dwelling to suit a person who is physically disabled. A reduction in value caused, for a example, by a downturn in the housing market, does not count for Council Tax purposes."

A protest is now being organised for 12pm outside the Scottish Parliament Building, Holyrood, Edinburgh, EH99 on 11th May 2024. We will update you with more information soon.