Wilson Chowdhry

Monday, 7 July 2025

Loan Scheme or Loan Trap? UK RAAC Campaign Pushes for Fairness in Clackmannanshire

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On July 3rd, a significant meeting took place involving representatives of the UK RAAC Campaign Group and officials from Clackmannanshire Council — including Housing Manager Murray Sharp and Project Manager Kim Grieve. The focus was the Council’s loan scheme designed to fund urgent remedial works for homes affected by Reinforced Autoclaved Aerated Concrete (RAAC), a serious structural concern impacting many properties.

The UK RAAC Campaign Group, led by Chairperson Wilson Chowdhry, has since issued an open letter to Kevin Wells, Strategic Director for Place at Clackmannanshire Council. The letter highlights a series of pressing concerns regarding the loan scheme, emphasizing the need for fairness, flexibility, and transparency to protect homeowners caught in this difficult situation.

Key Issues Raised:

Loan Security Requirements:
The Council’s insistence on placing second legal charges on properties — especially where homeowners only own one property or have existing mortgage restrictions — is both legally and financially unworkable for many. The group urges the Council to consider alternatives such as personal guarantees or limited charges, ensuring that no homeowner is unfairly excluded.
High Interest Rates and Funding Transparency:
Homeowners were initially told the loan would be low or no-interest. Yet, the Council has imposed a 5.5% interest rate, citing its own borrowing costs as justification. The group demands documentary evidence of these costs and asks whether alternative funding sources, such as government-backed funds, could reduce the financial burden on residents.
Barriers to Alternative Finance:
A policy requiring homeowners to pay 50% upfront if they choose their own finance options effectively blocks more affordable borrowing alternatives, limiting residents’ choices.
Confusing Administrative Charges:
While the contractor assures homeowners they can manage the work directly without extra costs, the Council insists on charging administrative fees. This contradiction raises serious concerns about transparency and value for money.
Valuation Discrepancies and Homeowner Recourse:
Fiona Crichton, a homeowner involved in the campaign, has been engaging with Shepherd Surveyors’ Kieran Bonner. Mr Bonner noted that the property valuations could be higher if the properties were better presented. Following the meeting on July 3rd, Mr Sharp agreed to review these valuations to ensure homeowners receive fair assessments. The letter also calls for clear explanations on what happens if a homeowner is dissatisfied with their options — specifically, whether a Compulsory Purchase Order (CPO) would be initiated, and if so, what procedures would follow.
Early Redemption Clarity:
The Council assured there would be no penalties for early repayment of loans apart from accrued interest. However, the group has requested this be confirmed in writing to prevent future confusion.
VAT Transparency and Respectful Communication:
Concerns remain over VAT charges being passed to homeowners despite the Council’s status as a net-zero VAT recipient. A recent meeting was abruptly ended by Mr Sharp when questioned about VAT, leaving homeowners feeling dismissed. The campaign group urges the Council to provide a clear, written explanation of the VAT position and to treat residents with the respect they deserve.

The UK RAAC Campaign Group’s letter underscores the urgent need for Clackmannanshire Council to engage openly and constructively with homeowners, revisiting the loan scheme to ensure it is fair, transparent, and workable. Homeowners face an incredibly challenging situation, and it is vital that public bodies support them with empathy and clarity.

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

"The current loan scheme imposed by Clackmannanshire Council is nothing short of a disgrace. Homeowners already living with the fear and disruption caused by RAAC are being slammed with crippling interest rates, impossible security conditions, and hidden fees that only deepen their financial and emotional distress. This is a gross failure of duty by the Council—turning a public safety crisis into a personal financial nightmare for residents. We demand that the Council stop passing on its own borrowing costs to vulnerable homeowners, immediately scrap the punitive conditions that exclude those with limited property assets, and come clean on the true financial picture behind these loans. It’s time for real transparency, genuine dialogue, and flexible solutions that put people before paperwork. We call on Clackmannanshire Council to listen, to act fairly, and to restore trust before irreparable damage is done. Homeowners deserve respect, not ransom. We stand ready to work alongside the Council, but make no mistake—if these demands are ignored, we will escalate this campaign to ensure that justice for RAAC-affected families cannot be denied.”

Sunday, 6 July 2025

RAAC Crisis in Wales: Why the Welsh Government Must Do More for Homeowners in Despair

If you are a Welsh resident, please show your support by signing our petition to the Welsh Government: https://petitions.senewales/petitdd.ions/246606

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RAAC Crisis in Wales: Why the Welsh Government Must Do More for Homeowners in Despair

By Wilson Chowdhry, Chairman, UK RAAC Campaign Group

Across Wales, dozens of families—many of them elderly—are facing financial collapse and the prospect of homelessness due to a crisis they never caused. The culprit? Reinforced Autoclaved Aerated Concrete (RAAC), a defective building material used extensively in the post-war construction boom and now known for its severe structural weaknesses.

The Welsh Government’s recent response to our appeals, signed by Deputy Director Richard Baker, acknowledges the problem—but fails to grasp its full human and moral scale. The response offered little beyond piecemeal local support and brushed aside calls for a statutory public inquiry and a national register of high-risk buildings.

We believe the alarm must be sounded louder—so we’ve written to the Welsh Government once again. (Click here to read our latest letter.)"

💸 Inadequate Support Is Leaving Homeowners Behind

In places like the Gower Estate in Hirwaun, some affected homeowners have received small grants (£6,500) and interest-free loans. But many others fall outside the narrow eligibility rules and are left to bear the full burden of repairs themselves—costs that can run into tens of thousands of pounds.

Most of these residents are over 65. Some are facing bankruptcy. Others are slipping into deep depression, paralysed by uncertainty and fear. The support on offer simply doesn’t go far enough.

We are calling for the Welsh Government to urgently reconsider its decision not to establish a national remediation fund for homeowners. These are people who bought homes in good faith, only to discover hidden dangers that were known to officials but never disclosed to the public.

🏛️ Why We Still Need a Statutory Public Inquiry

The Welsh Government’s stance that "a Public Inquiry would not reveal anything new" is deeply troubling.

RAAC is not just a technical problem—it is a symbol of systemic failure:

Government departments and local councils allowed RAAC to be used despite early warnings.
Powerful individuals and organisations promoted the material while holding sway over public policy.
Homes built with RAAC were sold under the Right to Buy scheme long after the risks were known.
Promotional materials actively misled both buyers and professionals about RAAC’s safety.

Minister Alex Norris the UK Parliamentary Undersecretary of State for Housing says that RAAC has long been a “known issue,” he inadvertently raises the most critical question of all: Why wasn’t the public informed? Why weren’t homebuyers warned?

This is exactly why we need a statutory Public Inquiry, modelled on the Grenfell Tower Inquiry. We must examine not just the use of RAAC itself, but also the web of oversight failures, commercial interests, and missed warnings that allowed this crisis to happen.

🏛️ Why We Still Strengthened Building Regulations

When I called for building regulations in Wales to be strengthened—specifically to include a mandatory 50-year guarantee on construction materials—I was told there are currently “no plans” to introduce such measures. Instead, the Welsh Government referred to Regulation 7, which requires materials to be “adequate and proper.” But RAAC was once considered “adequate” too, and we now know the catastrophic consequences of that judgment. Vague wording and minimum standards are simply not enough. In contrast, the UK Government has recognised the need for system-wide reform, as outlined in its Construction Products Green Paper. I was invited to participate and have since completed a detailed 56-question submission to support that review. I am sharing my response with the Welsh Government in the hope that it will spur more proactive policy-making. It is disheartening to see Wales taking a back seat—waiting on others to lead—when it could and should be setting the standard for construction safety and consumer protection.

🏚️ Where Is Wales’ High-Risk Property Register?

A further serious concern is the Welsh Government’s decision not to advance a High-Risk Property Register or enhance the home buyer report, attributing the inaction to resource constraints.

Scotland initially cited similar resource-related concerns. However, following sustained pressure—including my own petition to the Scottish Parliament—the Scottish Government is now actively progressing legislation to strengthen the Home Buyer Report and is regularly discussing the development of a High-Risk Property Register. Notably, they have already implemented the Cladding Assurance Register, which could be expanded to include RAAC and other hazardous materials.

Contrary to some claims, the necessary technology is already in place. Councils such as Clackmannanshire use software like Idox to store building safety data, and Stephen Booth, Strategic Officer for Place at Aberdeen City Council, has confirmed that the council already has the technological capacity to implement such a change. It is therefore reasonable to expect that similar capabilities exist in Wales. A centralised register would help prevent future building safety disasters and make the home buying process safer, more transparent, and accountable.

Without it, dangerous homes—like a RAAC-affected property recently sold at auction in Craigshill—will continue slipping through the cracks.

🚨 The Human Cost

This isn’t about bricks and concrete—it’s about people. Elderly pensioners. Young families. Vulnerable tenants. They’ve been left alone to face a silent but growing catastrophe.

We need leadership. We need transparency. And we need compassion.

We are again calling on the Welsh Government to:

Establish a national RAAC remediation fund for homeowners.
Launch a full Public Inquiry into the history and mismanagement of RAAC.
Develop a comprehensive High-Risk Property Register to protect future generations.

If we don’t learn from these failures—and act decisively—the tragedy will only repeat itself.

Wilson Chowdhry
Chairman, UK RAAC Campaign Group
📧 wilson@aasecurity.co.uk

Selling Danger: The Truth About RAAC the Government Won’t Confront

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PLEASE SIGN OUR PETITIONS (CLICK HERE), OFFICIAL SCOTTISH GOVERNMENT PETITION (CLICK HERE)

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

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Please complete our impact survey (here)

Concrete Betrayal: Hand-Delivering Our Demands to No. 10

Today, I submitted an open letter to Prime Minister Sir Keir Starmer and Secretary of State for Housing Angela Rayner, renewing my call for a statutory Public Inquiry into the historic approval and use of Reinforced Autoclaved Aerated Concrete (RAAC) in public housing and infrastructure across the United Kingdom.

This follows a deeply disappointing response from Building Safety Minister Alex Norris, who failed to address core issues raised in my original letter dated 4th June 2025. While his reply acknowledged the widespread presence of RAAC and reiterated that it has long been a “known issue,” it completely sidestepped concerns about systemic failures in governance, corruption, and the selling of unsafe homes under the Right to Buy scheme—without disclosing the associated risks.

Read MP Alex Norris's response (here)

Read my earlier open letter (here)

🔍 What’s Missing from the Government’s Response?

Despite mounting evidence that:

Conflicts of interest existed among developers, researchers, and MPs involved in RAAC’s promotion,
Local councils continued selling homes with dangerous RAAC roofs long after risks were known,
Scottish housing was excluded from critical post-Ronan Point safety reviews,
And misleading public communications downplayed the severe deterioration risks of RAAC,

…the Government's response has focused narrowly on technical risk assessments and regulatory reform. There has been no acknowledgement of decades-long institutional failures, no justice for affected homeowners, and no answers for how this happened.

📬 Letter Sent Today – Hand Delivery on Friday

The letter has now been submitted by email, and I will be hand-delivering a copy to 10 Downing Street this Friday 11th June, accompanied by residents whose lives have been turned upside down by this crisis. We are demanding a full inquiry not just into the material, but into the failure of public institutions to protect citizens, and the continued sale of unsafe homes without proper disclosure.

This crisis is not about concrete alone. It is about broken systems, eroded public trust, and a government that must answer to the people it has failed.

🙏 Support the Campaign

If you are affected by RAAC, or support the call for truth and justice, please share this blog post, contact your MP, and urge them to support a statutory Public Inquiry.

This is not just about buildings. It’s about lives, livelihoods, and accountability.

—
Wilson Chowdhry
Chair, UK RAAC Campaign Group
📧 wilson@aasecurity.co.uk

Friday, 4 July 2025

Desperate Tillicoultry RAAC Homeowners Confront Clackmannanshire Council Over Inadequate Offers and Rising Costs

Homeowners in Tillicoultry, who were evacuated from their properties due to the presence of dangerous Reinforced Autoclaved Aerated Concrete (RAAC), recently met with Clackmannanshire Council officials to discuss their futures after years of displacement. The meetings, which took place with Senior Manager Andrew Sharpe and Project Manager Kim Grieve, were also attended by Mr Wilson Chowdhry, Chairman of the UK RAAC Campaign Group, who was invited by residents to support them in negotiations.

At the heart of the discussions were two options proposed by the council:

A Voluntary Acquisition Scheme, where the council would buy homeowners' properties at a fixed price.
A Joint Remediation Scheme, where homeowners would contribute financially to repair works being undertaken by the council.

Both options, however, have sparked deep dissatisfaction and even outrage among homeowners.

Deeply Discounted Valuations

Under the Voluntary Acquisition scheme, the council has offered to buy back homes for between £32,000 and £45,000—a figure that residents argue is up to £20,000 below their forecasted post-remediation value. The council set current valuations at zero equity, essentially writing off land value and treating the homes as worthless.

Fiona Crichton, a homeowner and secretary of the UK RAAC Campaign Group, presented evidence that comparable two-bedroom flats in Tillicoultry were selling for around £90,000. Her submission was disregarded by council officers, despite her sharing a 2019 RICS-qualified valuation (used for mortgage lending) that confirmed her property's higher value.

Mr Sharpe dismissed the earlier valuation, arguing that property values fluctuate. He justified the low offer by referencing a new valuation provided by Shepherd Chartered Surveyors, valuing Fiona’s home at £65,000 in a fully repaired state. Fiona countered that the £45,000 purchase offer would not even cover her mortgage debt.

Conflict of Interest Concerns

Wilson Chowdhry raised concerns that using a single contractor to repeatedly provide valuations for the council risked a conflict of interest, potentially breaching anti-corruption regulations. Mr Sharpe rejected this, stating that all RICS surveyors operate independently. However, a resident noted that clients can influence RICS valuations based on how requests are made—raising further concerns about manipulation.

Mr Chowdhry revealed that homeowners were arranging a separate RICS valuation, which would be shared with the council. Mr Sharpe reportedly scoffed at the idea, suggesting it would only lead to a £500 difference, implying it wouldn’t impact the council’s position.

Adding to the mistrust, Mr Chowdhry shared that one of the original surveyors admitted he was instructed to value the property both at market value and as if there was no RAAC in the roof—a contradiction that confused the process further. Meanwhile, homeowners were told by Mr Kevin Wells (Strategic Director: Place) that valuations would include costs of full remediation including cavity wall insulation, new render, and correction of council-inflicted damages—none of which appears to have been factored into the offers.

A Misleading Picture of Remediation Costs

If homeowners refuse the acquisition offer, their alternative is to pay towards a joint remedial programme, but that option appears increasingly unaffordable.

Initially, council communications suggested that remedial costs would include VAT. At a public meeting, James Flynn from McConnell Construction confirmed prices were VAT-inclusive, but now homeowners are being asked to pay an extra £10,000 due to a surprise VAT bill.

Mr Sharpe eventually apologised for the confusion but admitted the council had failed to prepare an analysis of VAT exemptions under VAT Notice 708—which allows reduced or zero VAT rates under certain conditions, including:

Properties vacant for over 2 years (5% VAT)
Over-60s homeowners (0% VAT)
Charitable relief or other concessions

Mr Sharpe has now promised a breakdown of VAT exemptions within a week, but Mr Chowdhry stated that holding consultations without this crucial financial information was premature and irresponsible.

Debt, Loans and Unaffordable Terms

Even more concerning, the council confirmed that any loan offered to homeowners for remediation contributions would now need to be repaid over 15 years, not 30 as previously suggested. This change could result in monthly payments exceeding £250—a crushing burden for residents already struggling with displacement and financial stress.

There will be no “missed share” opportunity—meaning homeowners cannot defer repayment until they sell or pass away. Instead, immediate repayment will be required, and the council confirmed it would charge interest at 5.5%, though no detailed rationale for this figure was provided other than vague references to council borrowing rates.

VAT Controversy Disrupts Meeting

One of the most heated moments occurred when a local residents’ meeting was abruptly cut short after just five minutes. Tensions rose when Mr Sharpe refused to continue answering questions following a query about VAT charges. Homeowners asked why VAT was being applied when the remedial works contract was between the council and O’Connells—a situation in which, as a public body and net VAT recipient, the council should not typically incur VAT costs.

At a subsequent meeting attended by another homeowner, Mr Sharpe returned alongside Lee Robertson from the council’s legal department. He clarified that while the council does not pay VAT for its own projects, VAT must be applied in this case because the remedial works are for private residential homes. Ms Robertson then took over responses to all VAT-related questions.

When Mr Chowdhry asked where the VAT would go, Mr Sharpe confirmed it would be passed on to HMRC.

Emotional Toll and Growing Desperation

After nearly two years of displacement, emotional fatigue and mental strain are taking their toll. Some residents—though angry and disillusioned—are considering taking the acquisition offer simply because they see no other path forward.

The council has offered to assist two homeowners in negotiating with lenders to secure a partial mortgage redemption, recognising that many now have zero equity.

However, these isolated gestures offer little comfort to the wider community, who feel betrayed, unheard, and financially abandoned.

Conclusion

What was once a housing crisis has become a crisis of trust, transparency, and affordability. With no clear path to full restoration or fair compensation, Tillicoultry’s RAAC homeowners continue to feel trapped between insultingly low buyback offers and unaffordable remediation plans.

If Clackmannanshire Council wishes to rebuild trust and offer real solutions, it must urgently reconsider its approach, consult independently, and deliver clarity on VAT, valuations, and loan terms—before more residents are pushed beyond the limits of endurance.

“The offers being made to these homeowners are not just financially insulting—they are morally indefensible. People have lost everything through no fault of their own, and instead of support, they are being boxed into impossible choices. The council’s failure to provide accurate valuations, clear financial data, and equitable solutions has created a crisis of trust. Until transparency and fairness become priorities, we cannot move forward.”

— Wilson Chowdhry, Chair of the UK RAAC Campaign Group

Owain Carter, a homeowner, has raised concerns about the council’s contract terms, which require homeowners to cover the council’s project management costs — despite McConnell’s already having their own project management team in place. He highlighted that the council, as a major shareholder in McConnell's, had previously assured residents that 'these costs would not be passed on', as the council would be incurring them regardless. Carter also expressed unease over the vague definition and potentially significant cost and delay implications of ‘unforeseen works.’

Fiona Crichton, a fellow homeowner and Secretary of the UK RAAC Campaign Group, shared her deep frustration:

“The council is now piling on costs that go far beyond the original estimates for remedial works. These include a management fee, legal costs, VAT, and even potential contingency charges for unforeseen issues — all of which could add tens of thousands of pounds to what was initially presented as a favourable offer. It’s now become an impossible financial commitment. We feel like we’re being manipulated and extorted.”

Tuesday, 24 June 2025

Homeowners Slam Council Over “Engineered” Costs and False Promises in RAAC Crisis

Homeowners Slam Council Over “Engineered” Costs and False Promises in RAAC Crisis
Homeowners in Tillicoultry affected by the RAAC crisis are reeling from what many are calling an engineered attempt by Clackmannanshire Council to exploit their vulnerable position. Despite early assurances, recent documents and proposals reveal a strategy that could leave residents burdened with astronomical costs, zero equity in their properties, and paltry offers in what is being dressed up as a “voluntary” acquisition process.

What Changed?

In an April meeting with RAAC homeowners, Council officials were clear: the cost estimates for remedial works would include a levy for unforeseen expenses. Yet, the newly published breakdown (see document excerpt above) now explicitly states that a 15–20% contingency is not included in the current costings. This means residents are being primed for even higher bills than initially suggested.
Further confusion and frustration stem from the June 16th meeting with contractor McConnell. At this meeting, homeowners were categorically assured that all costs presented included VAT. Gary Morrison even asked for specific clarification on this point. James Flynn, representing the contractor, confirmed that VAT was included.
Following the meeting, a lengthy conversation was held with council officer Kim Grieve to explore whether further VAT exemptions could be applied—particularly for environmentally beneficial products and retrofits. Additional discussions with James Flynn have since raised the possibility that exemptions may also apply to:
Homeowners over the age of 60
Empty properties
Works commissioned by the Council (subject to further review)
Kim Grieve was to investigate these options, as well as possible VAT discounts for Clackmannanshire Council itself.

A “Kick in the Teeth”: VAT Now Being Added

Despite these assurances and ongoing discussions, the options report going to councillors on 26th June now states that VAT is in addition to the original price—and that Mr Flynn had been mistaken in claiming it was included. This is a shocking reversal and represents a £10,000 increase for some residents—on top of already unmanageable costs.
Residents are demanding:
A definitive statement before the Council meeting on VAT inclusion/exemption
Clear explanation on how VAT will be invoiced
Justification for estimating VAT across the whole project when products were supposedly priced with VAT already included
They are also calling on the experienced estimators at McConnell’s to:
Conduct a thorough review of whether VAT exemptions or reductions are achievable under current HMRC guidance
Work with Clackmannanshire Council to explore a shared contract model between homeowners and the Council, but only if it improves the likelihood of qualifying for VAT exemptions

Sky-High Costs, Zero Equity

The revised project costs are staggering:
£41,626.80 per property for Park Street and High Street residents (roof and wall render works)
£44,202.24 for Chapelle Crescent residents
To make matters worse, the Council is applying a “nil market value” for these properties. Their options report claims that after repairs, the properties will be worth around £65,000, leaving an apparent equity of around £21,000—before legal and administrative deductions.
This does not reflect reality. Many homeowners hold pre-RAAC valuations—some over six years old—that far exceed this figure. Moreover, as leaseholders, they retain a share in the land, an asset the Council has entirely ignored.

A Strategy to Force Sales on the Cheap?

Residents are now questioning the Council’s motives. They believe this pricing and valuation structure has been designed to:
Deny sundry debt loans, by claiming residents lack enough equity
Pressure owners into “voluntary” sales, where the Council acquires homes cheaply
The report openly states:
“Officers be authorised to negotiate individually with the owners to voluntarily acquire their property… [which] currently hold a ‘nil’ market value…”
Local landlord Grant Kerr, who owns two affected properties, stated:
“It’s clear the Council has engineered this entire process to pressure owners into selling. I believe they’ve wanted my properties back from the start, and have now constructed a valuation model that allows them to make rock-bottom offers while maintaining the illusion of fairness. In 2023, they had already approached me with a buy-back proposal—this now feels like a cynical attempt to achieve that same goal by other means.”

Additional Confusion: Unoccupied Property Reductions

In the options report, the Council also refers to possible cost reductions, stating:
"A reduction may also be applicable given the period of time that the properties have been unoccupied."
Homeowners now seek immediate clarity on:
How will this reduction manifest?
Will it apply as a percentage, a flat fee, or be calculated per property?
Will all affected homes qualify?

Wilson Chowdhry Responds

Wilson Chowdhry, Chair of the UK RAAC Campaign Group, condemned the Council’s approach:
“The Council’s actions are disgraceful. They are exploiting homeowners who have already suffered months of displacement and uncertainty. Not a single other council has applied a ‘zero market value’ approach. It’s an unprecedented and cynical move to acquire private homes for social housing at the lowest possible cost. We will challenge this injustice through every legal and political route available.”

Homeowners Demand Accountability Now

RAAC-affected homeowners are demanding immediate and transparent action from Clackmannanshire Council. Their key calls include:
A fully independent investigation into how costings and valuations were derived.
A detailed, itemised breakdown of VAT charges, including any potential exemptions or reductions that could be applied.
If VAT is to be imposed, the right to pursue a competitive tender process under Scottish public procurement rules.
An urgent reassessment of the “nil market value” model, which fails to reflect historic valuations and land ownership.
A formal and written response before 26th June, clarifying VAT status, valuation methodology, and the feasibility of shared contract arrangements that may reduce costs for homeowners.
This fight is about more than just financial figures. It’s about justice, transparency, and the basic right to be treated fairly in your own home.

Thursday, 19 June 2025

Zero Value, Zero Justice: Tillicoultry RAAC Homeowners Betrayed Again

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

Watch the historic moment as the Scottish Parliament Petitions Committee officially backs the UK RAAC Campaign Group’s petition—a groundbreaking step in our fight for justice and accountability! (here)

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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