Anyone with any eyes on the news at the moment will have caught articles about the use of Reinforced Autoclaved Aerated Concrete, or RAAC in some buildings.
This weaker concrete can crumble if it isn’t properly maintained and therefore needs regular inspection.
While media commentary has focussed on schools and other public buildings, many members have contacted SHAC about the possibility of RAAC being present in housing association homes, particularly tower blocks.
Lack of Information
As yet no information has been published on the extent of this issue in the housing association sector, although the problem has been in the public domain for around five years.
SHAC is encouraging concerned members to contact their landlord (see here for a template text), and their local councillors and MPs who can intervene to get answers from housing associations in their area.
On the 7th September, the Regulator of Social Housing wrote to all housing associations saying:
“We expect landlords to ensure that they have a good understanding of their homes, including building safety issues and whether homes contain RAAC components and the risk to tenant safety arising from these; that you develop proportionate mitigation and remediation plans where required; and seek suitably qualified advice where necessary.
“You should also ensure you communicate appropriately with tenants where this is an issue.”
Download the full letter here.
Zara, a Clarion tenant captured the feelings of many saying:
This is really frightening. I suppose we will end up paying for [RAAC] problems too?”
Tenants and residents have learnt bitter lessons from the cladding scandal. Years after it led to a tragic fire in Grenfell Tower killing more than 70 people in 2017, the battle continues to rage over who should pay for remediation.
Disrupted Lives
Those affected by unsafe cladding endured cold and damp housing conditions and often reported that they were effectively living on a building site while the material was stripped from buildings. Homes became colder and more expensive to heat, stretching precious resources.
Alfonso adds
We lived with safety concerns for years when cladding was on our building. We wanted to start our family but were too worried about a baby in an unsafe home until the cladding came off.
“We had a family and are now scared of ceilings falling down if the wrong concrete has been used.
Alfonso, housing association resident
A critical requirement when using RAAC in construction is that it is regularly inspected and maintained. Yet the many shocking reports across the years have revealed that housing associations repeatedly fail to comply with their health and safety obligations.
Their neglect has not inspired confidence that landlords will have adequately assessed risks or acted to keep RAAC in good repair.
Government needs to introduce emergency legislation requiring all landlords to inspect and if necessary repair homes affected by crumbling RAAC. Meaningful enforcement, so far lacking in relation to housing issues, is also essential.
SHAC is collating responses from landlords, and will continue to report on this issue.
5 September 2023 – updated 9 September
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