Concerns have been raised about the use of a type of concrete in the construction of public buildings known as RAAC (reinforced autoclaved aerated concrete). RAAC is a lightweight material which was used mostly in flat roofing between the 1950s and 1990s.
West Lothian Council has been aware of concerns about the use of this product and has previously conducted a range of surveys and inspections of over 14,000 Houses to assess whether these buildings have this material present. This work has identified a small percentage of council properties which have RAAC within their construction. These tenants have been advised.
We are currently reviewing the guidance in place and will be undertaking further inspection and testing works in the affected buildings over the next months.
RAAC Updates
Click on the PDF links below to access the updates
The council has advised all residents affected RAAC in council owned properties. Surveys have confirmed the presence of RAAC in 15 common blocks and 69 individual council houses, representing 0.5% of the council housing stock. Of the 15 common blocks, 11 have RAAC panels above single storey bin stores and not over the flats or stairs, two have RAAC only over the common stair (four flats) and two of the common blocks have RAAC panels over the whole roof (five flats on the upper floors).
Intrusive surveys have been successfully completed to council properties, and the information gathered has informed the development of proposals for the remediation work, to address any risks identified (where appropriate), for further discussion with residents as the project progresses.
At any property where the presence of RAAC has been identified through desktop investigation or on intrusive survey, a further survey has now been carried out on these property types by independent structural engineers appointed by the council (but only as far as within the ownership of the Council).
The collected information is being used to develop an action plan, addressing any identified risk as necessary, which will be further discussed with residents.
The council does not have any responsibilities or maintenance or repair obligations in relation to privately owned properties, regardless of whether they are owner occupied, or occupied by tenants of private landlords. Property owners have sole responsibility their property. As such, the council has no responsibility for identifying or repairing privately owned homes should RAAC be found to be present.
Where the Council have identified that RAAC might be present, we have written to owners/occupiers.
If you are a private owner, the councils view is that you should not attempt to identify whether there is RAAC in your property, or to assess the condition of known RAAC planks yourself. Due to the nature of the material, defects can be difficult to identify. Home owners who obtained an independent survey, prior to purchasing their property, may wish to review the terms of the survey to establish whether RAAC was identified during survey inspection. If you are unsure whether your property includes RAAC, then you should consult a suitably qualified structural engineer.
The Scheme of Assistance aims to provide homeowners with information and guidance to help them effectively maintain and repair their own properties.
For common blocks, the maintenance and repair responsibilities are typically shared among all owners. The council may offer practical assistance for common works related to the council's own Housing Investment Programme for council houses or where an owner's property falls naturally within a council-proposed project. Efforts will be made to discuss any work programmes that may impact other owners and to collect shared liability for work costs prior to completion.
For Council tenancies and homeowners in Common Blocks where RAAC is known to be in place, we will advise you whether you need to vacate your property to allow the survey works to be carried out. If this applies to you, we will guide you throughout the process.
We are continuing to work closely with independent structural engineers. We can advise that inspections and intrusive investigation of RAAC panels are currently on-going to assess their current condition. We will confirm the outcome of these investigations and next steps when the investigatory work on the initial sample of properties is complete and we have had considered the recommendations.
We have contacted all tenants affected and we will continue to liaise closely with them as the process of remediation continues.
If you are concerned that your home may contain RAAC, we recommend that you have it inspected by a qualified Chartered Structural Engineer in accordance with the guidance issued by the Scottish Government and the Institution of Structural Engineers. The chartered Structural Engineer will be able to assess the condition of the concrete planks, whether RAAC is present, and advise you on any necessary mitigation works.
In the meantime, there are a few things that you can do to make your home safer:
Check for any signs of damage to the RAAC planks such as; cracks and fractures, sagging and deflection, water ingress and spalling, visible staining from corrosion.
If you see any damage, contact a qualified chartered Surveyor/Structural Engineer immediately. You should not undertake remedial action yourself.
It is important to take independent advice on the potential risks to you and to have your home inspected by a qualified Structural Engineer if you are in any way concerned.
If RAAC has been manufactured, installed, and maintained correctly, then it poses no more danger to a building than other construction products.
It is important to understand that each property needs to be assessed by qualified professionals.
In the 69 houses and some flatted accommodation where RAAC has been identified, it is likely that these tenants will have to move out of their home at some point to allow intrusive tests and remediation work to be undertaken.
At this stage we are currently undertaking a programme of inspection and testing works to assess the current condition of RAAC within our properties.
The Council will need to assess and consider the options available to us after collating the reports prepared by our advisors (who are independent professionals). Any decision-making and/or action plans thereafter will be discussed with individual tenants as soon as possible.
If you are a private owner, you should contact your building insurance company and discuss your building insurance policy with them. Your insurer should be able to advise whether you have the necessary insurance cover in place to remedy the presence of RAAC within your property.
Any matters associated with insurance and/or remedial works will remain with you as owner. You are advised to discuss this with your insurance company and/or professional advisor. If necessary, you should seek independent legal and/or financial advice (which would be undertaken at your cost).
West Lothian Council has no plans for demolition of any council houses, only remedial works are being arranged.
Additional Advice and Support
If you need additional support and advice relating to your health and wellbeing or finances, there are a number of resources available to you:
If the original construction drawings are held these can be obtained from the Council Archives where members of the public can view archived drawings.
Please note: Archives can only supply documentation if available and cannot advise on property, legal or financial issues.
Independent Financial Advice
The following links provide information about available services and assistance. These include areas of financial support, practical support, advice as well as useful information which may assist you to increase or manage your income.
Money Advice Service (opens new window): This free government-backed service provides guidance on a variety of financial topics, including home repairs and improvements. They may be able to offer general advice on potential funding options for RAAC remediation, although they won't provide specific financial advice.
Citizens Advice Scotland (opens new window): This charity offers free, confidential advice on a range of issues, including housing and finances. They may be able to point homeowners in the direction of relevant resources or support services.
The Advice Shop: The Advice Shop is a free, impartial and confidential service to help the people of West Lothian with a focus to alleviate poverty and to promote inclusion and equality through advice, assistance and advocacy. They may be able to direct homeowners to available support regarding financial wellbeing by maximising income and reducing outgoings
Financial Conduct Authority (FCA): The FCA regulates financial services firms in the UK, including financial advisors. Homeowners can use the FCA's website to check the firms or person they are dealing with is listed on the Register (opens new window)
The Scheme of Assistance provides homeowners with information and guidance to help them effectively maintain and repair their own properties.
