RAAC - Private Tenant Questions

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. There is evidence that it has been used in a limited number of buildings through the 1990’s and 2000’s.

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. It’s use in residential buildings is thought to be limited to roof top plant rooms, and some wall panels.

RAAC came to public and media attention in 2023, when the Department of Education (DfE) advised schools to close buildings with RAAC until safety work took place, just before the start of term.

Our advice reflects the guidance issued by the Scottish Government, the Institute of Structural Engineers (IStructE) and the Royal Institution of Chartered Surveyors (RICS). 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 an RICS chartered building surveyor or chartered structural engineer.  

Desktop surveys have been ongoing across the Council’s housing estate with an initial focus on flat roof properties. This also includes mono-pitched roof properties, which are roofs that only slant in a single direction. Inspection work will follow, where appropriate, across all council house properties.  

To date we have identified circa 372 buildings (504 addresses) within the Balnagask area, that are understood to have RAAC construction panels within the roofs at the time they were originally constructed.  

We have concluded the RAAC roof surveys throughout the wider council housing estate and have found that the only properties containing RAAC are those previously reported in the Balnagask area of the city.

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.
• Ask the local authority 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 https://www.gov.uk/government/publications/reinforced-autoclaved-aerated-concrete-estates-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.

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.

Please be aware that the Council cannot provide you with property, legal or financial advice. If necessary, you should seek your own independent advice. 

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.  

You should discuss any concerns you may have with your landlord directly in the first instance.  

At this stage, the Council are not in a position to offer financial support to private tenants and are unable to provide you with legal or financial advice.

We will provide private tenants with support and information (at request) to assist you in assessing your housing options.

You can also find out more about what mental health support is available. 

Will private landlords be supported with the loss of rental income?

The Council is not able to commit to any financial assistance or support figures for loss of rental income.

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.