When problems with ageing Reinforced Autoclaved Aeriated Concrete (RAAC) were first reported nationally in 2023, Dundee City Council began a detailed investigation into the situation locally.
A number of stages were completed as part of the process including initial research into the age and building style of the city’s housing stock, expert structural inspection and development of an intervention strategy to remediate the affected properties should the RAAC show evidence of decline.
Hundreds of inspections were carried out across the city and RAAC was found in 81 blocks of flats and 293 cottages in council wards including Lochee, North East and East End. Of these, 79 blocks of flats have council tenants or are mixed tenure, and 172 cottages have council tenants.
Within the 79 blocks, 354 flats are rented by council tenants and 218 are privately owned. The remaining two blocks of flats and 121 cottages are privately owned and are therefore the sole responsibility of the owners.
Many of the buildings inspected do not present an immediate safety issue and as a result they will be subject to further regular detailed inspections to monitor their condition.
Letters to owners, tenants in cottages or fully tenanted blocks of flats and tenants and owners in mixed-tenure blocks of flats are being sent out to update them on the situation and work to design, procure and tender repairs is on-going and will be brought to a future committee.
In fully tenanted properties, the costs will be met by the council, while in mixed tenure blocks, the council will be entitled to recharge owners for their share of the costs. These costs have yet to be determined.
Most properties where RAAC has been found will be subject to further regular detailed inspections to monitor their condition. However, in four properties RAAC is affecting the roof, two of which will be partially replaced, with tenders to be invited for the work as soon as possible, while the other two are being assessed to determine what work is needed.
At more than 200 properties in private ownership or where there are no council tenants in a block, the council has no ongoing maintenance responsibilities and no liability towards owners who bought their former council properties under the ‘Right to Buy’ scheme, or any subsequent owners.
They are being notified of the council’s findings and advised to urgently seek independent structural advice on the presence and condition of the RAAC at their property before undertaking any necessary action.