Reinforced Autoclaved Aerated Concrete (RAAC) is a type of construction material that was commonly used in social housing in West Lothian between the 1950s and 1990s.
RAAC has been associated with various issues including moisture ingress, and potential structural defects. Recent The Institution of Structural Engineers have issued an update to its guidance for the appraising and assessment of RAAC panel constructions
West Lothian Council has been aware of the 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 identified a small percentage of council houses which have RAAC within their construction. The tenants whose homes are affected have been advised.
RAAC Updates
Click on the PDF links below to access the updates
The council has advised all residents in council owned properties affected by RAAC. Surveys have confirmed the presence of RAAC in 19 common blocks and 69 individual council houses, representing 0.5% of the council housing stock. Of the 19 common blocks, 15 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 all council property types, and the information gathered has informed the development of proposals for the remediation work, to address any risks identified (where appropriate), and for further discussion with residents as the project progresses.
Following on from the intrusive surveys a tender exercise was carried out to identify a contractor to remedy the RAAC Roofing in council properties.
The Council are developing a comprehensive project programme to undertake the work to all council homes in a structured manner.
On 17th April 2023 The Institution of Structural Engineers published the Document "Reinforced Autoclaved Aerated Concrete (RAAC) Investigation and Assessment Further Guidance". Following this publication West Lothian Council carried out a review and identification process of all our properties to allow us to identify all property types with RAAC roof panels. Structural Engineers were appointed to survey at least one of every individual property type and report back on the structural condition of the RAAC panels.
Following this survey process, a decision was taken by West Lothian Council to develop a programme to replace the roof structures where RAAC panels have been used during construction, with a new insulated timber flat roof.
If you live in one of the council properties identified with RAAC roofing, this will impact on you and your home as you will be required to be decanted from your home during the works.
We held drop in sessions at each of the local Area Housing Office in March where tenants had a chance to ask any questions about the works which will take place or about the decant process.
Additionally, prior to you having to decant from your property you will receive a visit from the councils Project Manager, your Housing Officer and a representative from the contractor. At this visit you will be given full details of the dates we will be carrying out works on your home and what will happen during the decant process.
In the meantime if you have any questions you would like to ask then you can contact the council either by phone on 01506 280000, online via the following link Contact Us Online or email RAACTenant@westlothian.gov.uk
No, if we require to carry out any further inspections then we can do this without the need for you to be out of your home.
As the work involved is to replace the roof of your home with a new insulated flat roof, the level of disruption is too great for tenants to remain in the property whilst the works are being carried out.
The works are anticipated to take between 4 and 5 weeks, however we will allow additional time for tenants to be decanted from and to their own homes. At present we are anticipating tenants will have to move out for approximately 6-7 weeks.
Some of the properties may require more or less work than others. Our site team will keep you fully updated during the works.
We are working with our colleagues in your local Area Housing office and the appointed contractor to produce a programme of works for your area, and we will provide timescales closer to when the works on your property are planned.
We will contact you well in advance of when you will be decanted to allow for preparations to be made.
We currently have empty properties within your area, similar to your own property, which we will be using as the decant properties. These properties also form part of the RAAC Remediation Programme and they will be the first properties to be completed as part of our works
Should you wish to make alternative arrangements and stay with family or friends during this time then this can also be considered.
It is our intention to allow tenants to view the decant properties once the work has been carried out to replace the RAAC panels on the roof. At this event you will have the opportunity to ask questions regarding the works on your own home as well as the decant process.
Yes. The council will arrange and pay for the following;
removal to the decant property and return to your home.
white goods will be provided in your decant property. This will include cooker, fridge / freezer and washing machine.
costs associated with telephone, and satellite disconnection and reconnection (tenant will arrange for the work and be reimbursed by the council)
costs of mail redirection (tenant will arrange for this and be reimbursed by the council)
costs of furniture storage for the duration of the decant.
Due to the nature of the works we will require all of your furniture and possessions to be placed in storage for the duration of the decant period. If you have a garage adjoining your home this will also require to be clear.
It should be noted that we will only be able to provide storage facilities relevant to the size of a typical 3 bed roomed house. Further details on this can be requested at the drop in session at your local Area Housing Office or at the visit from the councils Project Manager and your Housing Officer.
As the works will involve scaffolding being erected next to your home, the contractor will require the immediate area around your house to be clear from all items such as sheds, garden furniture, plant pots etc. The contractor will carry out measures to protect your garden and any damage caused to the garden during the works will be will be reinstated to original standards at the end of the works.
Prior to the works being started you will receive a visit from a representative from the contractor as well as West Lothian Council. During this visit we will create an extensive photographic library of your home which among other things will detail the decoration of your home. During the works to remove and replace the roofs, the contractor will take great care to minimise any damage to the decoration of the rooms immediately involved in the works.
After the new roof and ceiling has been installed, the contractor will paint the new ceiling and an inspection will be carried out of the decoration. Any decoration issues which require attention due to the works, will be discussed with the contractor and corrected as part of the works.
Yes, you will need to move back to your substantive tenancy following completion of works. Should you wish to make an application for rehousing, then please make your Housing Officer aware of this at the earliest opportunity in order that advice and assistance can be provided to you.
The council does not have any responsibilities for 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 for 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.
West Lothian Council is continuing to advocate on behalf of homeowners to the Scottish Government to develop and circulate sector specific guidance and information for housing, with a particular focus on safety to alleviate the significant fear that homeowners face. Further information regarding the Scottish Government approach can be viewed here (opens new window).
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.
West Lothian Council is continuing to advocate on behalf of homeowners to the Scottish Government to develop and circulate sector specific guidance and information for housing, with a particular focus on safety to alleviate the significant fear that homeowners face.
It is important to understand that each property needs to be assessed by qualified professionals.
If RAAC has been manufactured, installed, and maintained correctly, then it poses no more danger to a building than other construction products.
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. 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.
Getting in contact with us
Our team are happy to speak to tenants who have any questions.
