Reinforced Autoclaved Aerated Concrete (“RAAC”) has become a significant topic within not only the Scottish property market but also the UK market following widespread media coverage and growing concerns around the structural safety of properties. For Buyers, Sellers, Lenders and Conveyancers alike, the presence of RAAC can raise important legal and practical considerations during a property transaction.
What is RAAC and why is it a problem?
RAAC is a lightweight form of concrete that was commonly used in construction between the 1950s and 1990s in some residential developments but also in schools, hospitals and other public buildings.
RAAC differentiates from traditional concrete as it contains air bubbles which make it lighter, easier to install and is usually a cheaper alternative whilst still offering reasonable structural performance. However, RAAC is now considered a safety concern due its structural weakness and it is feared that can deteriorate unpredictably over time and fail without warning.
RAAC is typically expected to last around 30 years and given the time frame period in which RAAC was widely used, many buildings containing RAAC are now 40-70 years old.
Common signs of RAAC affected properties and Dundee List
RAAC is most commonly found in flat roofs but can also be found in roof planks resting on steel or concrete beams, floor planks and occasionally wall panels. If a property/building has large flat roofs, RAAC is a strong possibility. Common signs of RAAC include light grey panels. You should also look for cracks in ceilings or roofs, sagging, water ingress, rust staining.
Dundee has emerged as one of the Scottish local Authority areas most significantly affected by RAAC properties. According to figures published by the Scottish Housing Registrar, Dundee City Council has identified RAAC within hundreds of social housing properties around the City and separate reporting has suggested the total number of affected residential properties in Dundee may now exceed 900 homes.
Next Steps
RAAC properties will be assessed using a RAG rating:-
Red (Critical/High Risk): Panels show signs of failure, significant cracking, or excessive deflection. Requires immediate action, including emergency propping, restricting access, or closing the building/area.
Amber (Medium Risk): Panels are showing signs of deterioration or water damage but are not immediately failing. Requires frequent inspection (e.g., annually) and remedial works to improve support.
Green (Low Risk): Panels are in good condition with no water damage or signs of distress. Requires ongoing monitoring (e.g., every 3 years)
Legal Position
RAAC properties are now treated as having a material structural defect and its presence can significantly affect:-
• Market value
• Mortgage availability
• Insurance
Many High Street lenders may refuse to lend altogether. This will significantly reduce the amount of people able to buy the property.
Under Scots Law, sellers must disclose known material defects and RAAC will fall within this category. Best practices when selling properties which include RAAC are:-
• Obtain a structural engineers report.
• Disclose fully and early.
• Factor any remediation cost in pricing.
Our Role
We as your Conveyancers play an important role in identifying potential risks and raising appropriate enquiries where RAAC may be a concern. This may include:-
• Reviewing Survey results;
• Raising additional enquiries with the Seller’s Solicitor;
• Checking whether remedial works have been completed;
• Reviewing Guarantees, Warranties or Structural Reports; and
• Liaising with Lenders regarding lending requirements
Whilst Conveyancers are not Structural experts, identifying potential red flags early can help Clients make informed decisions.
Conclusion
Although the presence of RAAC does not automatically mean that a property is unsafe, it is important that appropriate surveys and expert assessments are carried out where RAAC is suspected or confirmed.
