Edinburgh City Council has announced plans to purchase 17 homes and flats in the city after surveys revealed the presence of potentially dangerous reinforced autoclaved aerated concrete (RAAC) in their ceiling panels.
This move is part of a broader effort to address the risks posed by the ageing material across public and private housing in the capital and beyond.
Edinburgh’s RAAC Situation: Scope and Response
RAAC, once popular for its low cost and light weight, has become a major safety concern due to its tendency to deteriorate when exposed to water, potentially leading to structural failure. Edinburgh council surveys identified RAAC roof panels in 72 current and former council flats, with the council still owning 44 of these properties. The affected buildings include three terraced rows of six houses and two low-rise apartment blocks.
Private owners in these buildings are being offered buyouts at market rates, allowing them to become council tenants. Council officers believe this approach offers good value for money, given the negative impact RAAC has on property values. If agreements cannot be reached, the council may use emergency powers to proceed with remediation works.
Council officer Jackie Timmons assured residents: “All the surveys that have been done now, there’s no critical risks. There’s been no propping, no evacuation of any residents. There’s high risks on some panels, and the structural engineer is quite comfortable that the work is done as soon as possible. We can see the panels, it’s not like they’re hidden – we can see any changes and things. The work will start quite quickly, hoping by the end of summer we’re on site.”
RAAC has also been found in several Edinburgh primary and secondary schools and the Blackhall Library, which was temporarily closed for repairs last year. Survey work and further inspections are ongoing, with contingency and mitigation measures already underway in public buildings.
Dundee: Scotland’s most affected city
Dundee faces the largest residential RAAC problem in Scotland, with nearly 900 homes confirmed to contain the defective material. RAAC has been found in 81 blocks of flats and 293 cottages, affecting both council tenants and private owners.
First Minister John Swinney recently acknowledged the distress faced by Dundee residents, saying:
“I’ve got every sympathy with people who find themselves in this situation where they’re dealing with RAAC issues in the property. It will obviously cause enormous anxiety for them.”
He emphasised the need for coordinated action:
“There’s obviously complex issues to be wrestled with here because there’s interactions with individual home ownership and that needs to be carefully worked through and managed. The best way to do that is by having an active dialogue between all different levels of government and discussing those issues with members of the public who are affected.”
Dundee City Council is developing an intervention strategy and has begun regular inspections. While many buildings do not present an immediate safety risk, ongoing monitoring and repair planning are in progress. However, private owners are currently expected to manage their own remediation, a point of concern for affected residents
Elsewhere in Scotland: Aberdeen and beyond
Aberdeen is also grappling with the RAAC crisis, particularly in the Balnagask area, where around 500 properties have been identified as containing the material. Residents have expressed frustration over relocation offers and delays in receiving compensation. Lynn Winstanley, a private homeowner and support group leader, voiced her anger:
“It’s pure rage. People were willing to move, but they’re not going to be bullied into moving somewhere they don’t want to live.”
Erica Mitchell, a council tenant, shared her disappointment:
“I thought how on earth am I supposed to choose area or property? It feels like we’re back at square one.”
Aberdeen City Council stated it is engaging with all affected parties and has made over 260 offers of alternative accommodation. The council continues to encourage residents to reach out for support and information, but progress is slow, and a planned public protest in the city centre this Saturday [24 May] suggests that the issue is far from settled in this city.
Next Steps?
Across Scotland, local authorities and the Scottish Government are working to identify and mitigate RAAC risks. The City of Edinburgh Council is part of a national RAAC Cross Sector Working Group, focusing on sharing information and coordinating responses. In Dundee, discussions are ongoing at all levels of government, with commitments to continued engagement and support for affected homeowners.
While progress is being made in identifying affected properties and planning repairs throughout Scotland, many residents remain anxious about the pace of remediation and the adequacy of support, especially private homeowners who may not be covered by council-led interventions.
