RAAC - Council Tenant Questions

Reinforced autoclaved aerated concrete (RAAC) is a lightweight construction material that was used in the construction of some public buildings like schools and hospitals and some housing between the 1950s and 1990s. It was used mostly in flat roofing, but also in some pitched roofs, floors and walls.

It was quicker to produce, easier to install, and cheaper than standard concrete. Despite its name, it is very different to traditional concrete although it looks similar. It is aerated, or ‘bubbly’, and it has now been found to be less durable than traditional concrete.

Following survey inspections, Aberdeen City Council received confirmation in August 2023 that there were a number of housing properties in the Balnagask area of the city containing RAAC. 

The Council is taking proactive measures in response to the recommendations contained in the independent structural engineers report prepared by Fairhurst and based on ongoing assessments and the developing guidance on matters relating to RAAC. 

Desktop surveys have been ongoing across the 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. 

Yes, if you have recently had a survey undertaken by Aberdeen City Councils independent Structural Engineer please make contact with your Housing and Support Officer on email HousingEstate@aberdeencity.gov.uk or telephoning 01224 070107 (leaving a voicemail which will be responded to within 24 hour) to receive a summary copy of findings. 

You may remain in your property whilst an inspection is carried out. 

If you are a council tenant and have been advised by Aberdeen City Council that it is understood that your property had RAAC construction panels within the roofs at the time they were originally constructed, and you are concerned about dampness or water penetration then you should contact us as soon as possible by contacting your Housing and Support Officer on email HousingEstate@aberdeencity.go.vuk or telephoning 01224 070107 (leaving a voicemail which will be responded to within 24 hours) . 

If RAAC has been manufactured, installed, and maintained correctly, then it poses no more danger to a building than other construction products.

We are carrying out intrusive testing on a small number of our properties and can advise that these investigations are still on-going. It is important to understand that each property needs to be assessed by qualified professionals.

These preliminary assessments have revealed a range of conditions of the RAAC roof panels.  

In the short term Aberdeen City Council will undertake an options appraisal on the Balnagask properties which will inform next steps and identify any potential works.  

Yes, we will begin discussions with you about moving to alternative accommodation in the city.  

The wellbeing and safety of our tenants remains our primary focus as we continue to carry out these inspections. From the sample of properties inspected reports have been provided by the independent structural engineers, the recommendation based on their findings is that any short term remedial works undertaken will not give suitable medium to long term comfort in relation to the condition of the RAAC panels.  It is considered that comprehensive remedial works will be required, and a period of time is necessary to consider and review all options.  

We recognise that all of the possible options will be incredibly disruptive to tenants, and cannot be undertaken whilst you remain in the property.  Therefore, in response to the information contained within the independent reports, and whilst considering the potential risk to tenant welfare and safety it is necessary to begin discussions with you and other impacted tenants as soon as possible to discuss your relocation to alternative accommodation within the city. 

Will I be offered a like-for-like property? 

Tenants will be offered accommodation based on their current housing need and not on a like for like basis.   

The properties have been maintained (roof replacement) in accordance with our asset cycle maintenance.

Current investigations are considering a full sample of all properties including those that have been re-roofed and those that have only had limited works. 

A dedicated housing and support officer will be your single point of contact and work closely with you to support you and give suitable advice.  

Each council tenant living within an identified property will be written to an invited to an appointment with a Housing & Support Officer who will be their single point of contact for them throughout the process, ensuring that support is provided through this period.   Officers will gather relevant information at this appointment to get a clear understanding on the circumstances of individuals and families. 

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

Aberdeen City Council are acting on the recommendations contained in the independent structural engineers report (prepared by Fairhurst) and based on our ongoing assessments and the developing guidance on matters relating to RAAC. An options appraisal study is underway which will consider a number of potential options, but it must be noted that this is a complex and evolving situation. This options appraisal is expected to be discussed at a Council committee within the next 6 months. We will keep tenants fully informed on the content and outcome of this report. 

While evidence is still being gathered and outcomes being considered, the Council is not able to commit to any financial assistance or support figures beyond the remit of assisting our tenants. The Council is also under financial constraints and expectations must be managed appropriately. 

Home Loss and Disturbance Payments 

Home Loss and Disturbance payments can be made to tenants of Aberdeen City Council who are required to relocate from their current accommodation due to RAAC. 

At your lease signing appointment, your Housing and Support Officer will discuss what assistance you may require to move to your new home and provide samples of flooring that we can provide. They will obtain evidence of your bank account details in order that payments can be made directly to you. 

Home Loss Payment

The Home Loss Payment is a payment that landlords make to tenants who are displaced due to demolition or other redevelopment proposals affecting their home. Home Loss compensation will be paid directly into tenants' bank account. If you have rent arrears or other debt outstanding with Aberdeen City Council, the amount due will be deducted from the payment and you will receive any remaining balance. 

Home Loss Payment for tenants is currently £1,500 per property.  Given the financial positioning of the Council and the scale of the properties affected, the Council will need to apply strict eligibility tests to any financial support offerings. 

To be eligible for this payment, tenants must have been living in their home (as their main or sole residence) for at least one year before the date they are required to move out and they must have a right to such occupation (i.e. a tenancy agreement).  

Any amount due from this payment will be processed once keys are returned to Aberdeen City Council for the property being vacated. The approximate timescale for money being received by the tenant will be 5 to 10 working days from this date. If you were in receipt of Housing Benefit or Universal Credit to cover your housing costs, then your Housing and Support Officers will be required to see any monies that are due and are credited to the account before the Home Loss Payment is raised. 

Disturbance Payment

In addition to Home Loss Payments, you may also be eligible for Disturbance Payments.  This is a discretionary payment to cover the reasonable cost of moving. The total amount offered under this payment will vary depending on individual tenant circumstances and the size of the property being offered. Only tenants of Aberdeen City Council will be eligible for these payments. 

If you would like assistance to manage all or any aspect of moving yourself, then your dedicated Housing and Support Officer can assist with arranging tasks such as removals, replacement flooring for your new home, disconnecting and reconnecting of white goods. A referral to external agencies can also be made for assistance with preparing for removals. 

If you wish to arrange all or some of these tasks yourself, you should advice your Housing and Support Officer at lease signing stage for your new property. You should also check with your Housing and Support Officer in the first instance before purchasing any new item for your home to check if you are entitled to claim for this. 

Tenants should keep all receipts and invoices for items that have been arranged themselves. The receipts and invoices should be provided to your Housing and Support Officer when making a claim. Once the receipts have been provided and costs agreed, a payment will be raised which should be received by the tenant within 5 to 10 working days. 

For example, the following expenses would generally be covered by the disturbance payment:  

• Cost of a removal by a removal company  
• Alternatively cost of a self drive hire and petrol (within the limits of the above option)  
• Disconnection & reconnection of white goods  
• Cost of carpets and curtains  

Items not covered by the disturbance payment include:

• DIY and Decoration 
• Replacement household goods and furnishings including beds, sofas, TVs and wardrobes
• Lighting 
• Food items 

You should always check with your Housing and Support Officer in the first instance before purchasing any new item for your home to check if you are entitled to claim for this. 

Any amount due from this payment will be processed once keys are returned to Aberdeen City Council for the property being vacated. The approximate timescale for money being received by the tenant will be 5 to 10 working days from this date. Tenants must also have submitted any claims for reimbursement at the time of returning their keys for the property or provide confirmation that the receipts will be submitted to the housing team within a month of the tenancy ending. Claims made out-with this period will not be considered unless consent has been provided by a Housing and Support Officer. 

The Council will need to apply strict eligibility tests to any financial support offerings.

Your Housing and Support Officer will be available to provide support and assistance to tenants who are unable to manage all aspects of moving home themselves. You will be also be supported to reduce any outstanding balance when moving into your new permanent tenancy and engagement with our Financial Inclusion Team will be encouraged where possible. 

Tenants will be supported to reduce any outstanding balance when moving into their new permanent tenancy and engagement with our Financial Inclusion Team will be encouraged, where appropriate.  The home loss payment provides an opportunity to support with this financial pressure and will therefore be used to reduce any outstanding balances accrued.  In addition tenants would still be eligible to receive the disturbance payment, ensuring that the financial impact of moving is minimised. 

Yes, all items which include flooring, window coverings, household and personal items should be removed from the property when you move to your permanent new home. 

Aberdeen City Council may be able to assist council tenants moving to their new home, but given the number of potentially affected households, this will need to be individually assessed. If eligible, tenants will be required to provide a full list of household items that will need to be moved, so that the Council can consider and make appropriate arrangements. 

If required, removal boxes will be provided to tenants based on the individual household needs. 

If you need to get rid of furniture or other items that aren't suitable for your regular waste collections, we can collect them. A list of items suitable for bulky uplift can be found online. 

You must make your payment before a collection will be scheduled: 

• £40 for 4 standard household items (certain items have an additional charge) 
• £20 for 4 household items if you receive Housing benefit or Council Tax benefits (you must provide your benefit reference number when booking) 

Council tenants are entitled to have four standard household items collected for free each year as part of their tenancy agreement. 

Bulky uplifts can be arranged online. 

Standard Household Items 

Any items that need to be connected to any power or water supply must be disconnected before the collection can be done. Any item that requires liquid fuel to power it must have fuel removed prior to collection.

Beds 
Mattresses 
Furniture 
Cookers 
Fridges 
Freezers 
Electrical items 
Internal doors

Donate items for reuse

Items can be donated to local charities, clothing banks and Household Waste and Recycling Centres.  

Do not leave any items next to clothing banks or waste and recycling bins. It will not be reused or recycled, this is fly tipping which is illegal.  

Take Back Services

Many retailers and manufacturers offer a take-back service for goods, including electrical equipment, mattresses and even coffee pods. This service can provide a free way to dispose of items rather than paying for a bulky uplift. You can check with the retailer where you bought your items to find out if they have a service in place. 

The Reinforced Autoclaved Aerated Concrete (RAAC) desktop survey was an internal  process that consisted of filtering over 23,000 addresses through software and data points to identify potential house/property types which could have had RAAC panels within their roofs. This desktop study/evaluation primarily considered properties with a flat or mono pitch roof.  

56 different house types were identified across the Council’s housing stock  as representative of the 23,000 addresses to inspect for the presence of RAAC. The exercise has now concluded and addresses containing RAAC are only those previously identified in the Balnagask area of the city. 

Given the number of affected tenants and the requirement to undertake a needs assessed rehoming exercise, the Council is unable to commit to a fixed timescale for rehousing all our tenants. We continue to be guided the recommendations of our independent experts and the wider evolving guidance around RAAC. Dedicated support has been provided on a one-to-one basis to ensure that all tenants are supported.

Within the wider housing stock, vacant void properties are being prioritised in order to get the relevant repair work carried out and made ready for rehousing. Properties will only be allocated once all necessary works are complete to bring the properties to our letting standard and suitable for a new tenant. 

Rehousing offers will only be issued to tenants following this extensive process to ensure that the Council is compliant with statutory duties and to ensure tenants are able to input into the process throughout. 

The Council will continue to communicate and bring offers to tenants as soon as possible. 

Following home visits where relevant information is gathered to get a clear understanding of household needs, tenants will then be offered two priority offers in the first instance. 

If both these offers are refused, the tenant's application for rehousing will be deferred at that time. This will allow the Housing and Support Officer to then make further contact with the tenant to discuss the refused offers of accommodation, their housing need and the options that are available. The Housing and Support Officer will also discuss availability of accommodation so that tenants have a clear understanding of where potential offers will come from. 

Housing and Support Officers will continue to support each of their tenants throughout the whole process of moving to their new home. 

Where eligible, tenants may also be entitled to compensatory payments (e.g. Home Loss and Disturbance Payments). This payment is intended to cover the reasonable expenses incurred by tenants when they are required to move out of their home due to demolition or redevelopment proposals affecting their home. The amount of the payment caries depending on the individual circumstances of the tenant and the expenses they have incurred. 

The Right to Buy Scheme, introduced in the early 1980s in the UK, mandated councils to sell homes to tenants at a discounted rate. This policy aimed to promote home ownership for those who might be otherwise unable to afford it, therefore transferring a signficiant portion of housing from public to private ownership. This process was initiated by the council tenant as a right to buy. 

As part of the Right to Buy Scheme, the Council had a process of disclosing known defects to tenants, but this was undertaken within the confines of what was legally and practically known at the time. During this time, RAAC was an accepted building material in the UK and was still considered to be within its natural lifespan for building applications. 

Council tenants who exercised their right to buy from the Council did so at their own risk and on the understanding that they were purchasing a property at discount and with the expectation that they should undertake their own independent survey to  assess the condition of the property they were purchasing (including but not limited to an ability to obtain independent advice and structural surveys). Properties were therefore sold on an “as seen basis” and with the added protection that tenants, having lived in these properties prior to exercising the right to buy, were closely connected and somewhat familiar with the property condition. In addition to any independent assessment, the tenants would be able to assess (first-hand) any issues with the property including any defects that were latent or inherent. This is a cornerstone of property transactions and reflects the broader principle of ‘caveat emptor (‘buyer beware’).