What is Raac?
Reinforced autoclaved aerated concrete (RAAC) is a reinforced form of lightweight concrete used to form panels or planks. It has no coarse aggregate like common reinforced concrete. These were mainly used in flat roofs but also in some floor and wall panel construction in the UK from the mid-1950s to the mid-1990s.
RAAC was used in a range of building types, both public and private sector, but is believed to be more common in schools, hospitals and public buildings. It has been discovered in court, theatres, sports halls, public toilets, and a range of non-domestic buildings.
RAAC came to public and media attention, when the Department of Education (DfE) advised schools to close buildings with RAAC until an assessment took place, just before the start of term. RAAC in domestic properties were highlighted as an area to review in 2023.
How will I know if my property is affected?
A number of stages were completed as part of Dundee City Council’s review including initial research into the age and building style of the city’s housing stock, expert structural inspections and development of an intervention strategy to remediate the affected properties should the RAAC show evidence of decline.
Hundreds of inspections were carried out to Council housing stock and RAAC was found in roofs in:
- 74 blocks of flats that are either council-owned or mixed tenure (blocks where flat ownership is both council and private).
- 171 cottages that are Council-owned.
RAAC is known to be, or strongly presumed to be, present in
- 121 cottages that were previously owned by the Council and are now privately owned.
- 7 blocks of flats which were previously owned by the Council and are now entirely privately owned
There are 5 developments in the city where RAAC has been confirmed to be present:
- Craigie Drive - Flats: Craigiebarn Road, Gardyne Place, Brington Place, Southampton Place, Belsize Road, Craigie Drive, Margaret Crescent.
- Craigiebank Circle - Flats: Carlochie Place, Greendykes Road
- Kirk Street - Flats: Atholl Street, Yeaman’s Lane, Kirk Street
- Menzieshill - Flats: Cart Place, Cottages: Cart Place, Charleston Drive, Dickson Avenue, Orrin Place
- Whitfield - Flats: Murrayfield Terrace, Cottages: Whitfield Gardens, Whitfield Avenue, Cottages: Murrayfield Gardens, Cottages: Whitfield Avenue, Whitfield Rise, Whitfield Terrace
Letters to owners, tenants in cottages or fully tenanted blocks of flats and tenants and owners in mixed-tenure blocks of flats have been sent out to update them on the situation.
Most of the buildings inspected do not present an immediate safety issue and as a result roofs in properties with a remaining Council interest will be subject to further regular detailed inspections to monitor their condition. These inspections, typically annually, will require access within individual cottages and top floor flats. To assist with this process, please allow inspectors timely access to your property if asked to do so.
In fully tenanted properties, the costs will be met by the council, while in mixed tenure blocks, the council will be entitled to recharge owners for their share of the costs.
In respect of the cottages in private ownership or where there are no council tenants in a block, the council has no ongoing maintenance responsibilities and no liability towards owners who bought their former council properties under the ‘Right to Buy’ scheme, or any subsequent owners.
Private owners have been notified of the council’s findings and advised to urgently seek independent structural advice on the presence and condition of the RAAC at their property before undertaking any necessary action.
You should not attempt to identify or assess the condition of RAAC yourself. Due to the nature of the material, defects can be difficult to identify. Therefore, if you are concerned or unsure if your home may contain RAAC, then you should use a suitably qualified professional, such as a chartered building surveyor or chartered structural engineer.
Our advice reflects the guidance issued by the Scottish Government, the Institution of Structural Engineers (IStructE) and the Royal Institution of Chartered Surveyors (RICS).
Regular Planned Preventative Maintenance (PPM) surveys, as recommended by the RICS, should assist in identifying and managing potentially defective materials.
IStructE advises building owners to determine whether their buildings contain RAAC. A building’s condition will determine whether monitoring its RAAC panels is appropriate or whether remedial or other works are needed.
The steps for an owner or building manager to take in identifying RAAC planks would include the following:
- Note that RAAC planks were used from the mid-1950s until the early 1990s, so buildings (or extensions) built before or after this period are unlikely to be affected.
- The local authority can advise whether any similar buildings to yours in the area are known to have RAAC roof or floor planks.
- Check any records about the construction to see if RAAC is mentioned. But be aware that RAAC may not be mentioned even when it was used. Note that certain product names such as Siporex, Durox, Celcon, Hebel and Ytong are indicators of RAAC.
- If you do not know the construction type of a roof but it could be RAAC planks, then the roof should be inspected by a suitably qualified and appropriately experienced professional, such as an RICS chartered building surveyor or chartered structural engineer, who is experienced with this type of construction. Suitably qualified professionals are detailed on page 16 of the Department for Education guidance.
There are reports of unqualified traders and scammers who are cold calling households offering RAAC surveys, according to Trading Standards. Always ensure that a qualified experienced competent professional who is a member of a regulated professional body such as the RICS and/or IStructE is employed for such work.
I am concerned about the current condition of my property as I have had issues with dampness and/or water penetration. What should I do?
If you are a private tenant and you suspect or have been made aware that RAAC could have been used in the construction of your property, you should speak with your landlord in the first instance to discuss your concerns. Your landlord may already be arranging to have the property inspected by a qualified Chartered Structural Engineer in accordance with the guidance issued by the Scottish Government and the Institution of Structural Engineers.
If you are a Private Rented Tenant within a mixed tenure block, then your landlord should liaise with Dundee City Council.
Is my home currently safe to live in?
If you are concerned that your home may contain RAAC, we strongly recommend that you contact your landlord as they are legally responsible for the property and you as tenant.
RAAC has proven to be not as durable as other concrete building materials. It has a variable service life which is influenced by many factors and an arbitrary time, such as the widely reported ‘30 years’ life span, should not be the deciding factor when decision making as it can last longer if the building is well maintained and the original design factors haven’t changed, (such as calculated load weights). There is a risk it can fail, particularly if it has been damaged by water ingress from leaking roofs which causes corrosion of the reinforcement, excessive thermal degradation, or if it was not formed correctly when originally made. Poor original installation, cutting the reinforcement bars on-site, can dramatically reduce the end bearing capacity of the planks. It can fail suddenly, hence the recent action.
What support will be provided to me throughout this process?
You should discuss any concerns you may have with your landlord directly in the first instance.
The Council is not in a position to offer financial support to private tenants and is unable to provide you with legal advice.
We will provide private tenants with support and information (upon request) to assist you in assessing your housing options. If you have any concerns, then our Private Sector Services Team can be contacted on 435406 or 435407.
Advice for Landlords: Can I continue to rent out my property?
The Council cannot provide private landlords with property, legal or financial advice. It will be down to private landlords to seek the relevant information, insurance and reassurance that the property is suitable for letting.