Beyond the public sector: RAAC risks and what to do now

RAAC is creating new headlines, but it is an old problem, with buildings constructed between the 1950s and 1990s most at risk from any potential impact of the “bubbly” concrete.

Following extensive coverage on the risks of RAAC in the public estate, there has been an increase in the identification of other types of buildings which may be at risk. These include airports, concert venues, shopping centres, housing, and a range of buildings in the university sector. As RAAC is a known risk to health and safety in affected buildings, it requires to be managed in the same way as any other risk - in an appropriate and proportionate manner. As with all risk management, understanding the issues and real risks will be key to securing best outcomes.

What is RAAC?

RAAC, or “reinforced autoclaved aerated concrete” is a type of building material which was favoured for its lightness and ease to build with. It is distinctive with “bubbles” inside each panel, a soft texture which indents easily, and a white/light grey appearance. The panels tend to be pre-cast, 600mm wide, and have v-shaped grooves due to chamfers along the edge of each block. They were predominately used in roofs (commonly flat), floors, and walls.

What is the risk?

RAAC was mostly installed between the 1950s-1990s, with a 30-year lifespan, meaning that there are concerns in the industry that it is now either beyond or reaching the end of this safe lifespan. Based on information from the Department of Education, there is a significant risk that panels can crack and collapse without warning or evident visual deterioration. Widespread hairline cracking is often noted in RAAC, particularly if the material is exposed to water, or a heavier load than on installation.

An unexpected collapse of a RAAC panel located in a busy area has the potential to cause significant harm, including death or serious injury. Ignoring or failing to manage the risks associated with RAAC could result in breaches of health and safety legislation, with the possibility of criminal liability. Penalties include significant fines and for individuals, there is also the possibility of imprisonment. However, it is not all bad news. Recent expert research by Chris Gorse, Professor of Construction Management and Engineering at Loughborough University, suggests RAAC has the potential to be safe; if properly managed.

What should you do?

If you are responsible for a building (owner, landlord, or asset manager) with properties in your portfolio dating from the 1950s-1990s, it is important to review these assets for the presence of RAAC and thereafter conduct suitable and sufficient risk assessments to identify the extent of any control or mitigation measures required. Where RAAC is identified, specialist expert input on real risks and advice on the extent of any mitigation or remediation required will be crucial along with an understanding of the relevant legal duties that apply.

If you are concerned about RAAC, managing the risks, or need help informing and implementing any strategy in response to the risks please get in touch with your regular Burness Paull contact or Lynne Gray, Caroline Maciver or Nicky Clemence from our specialist Building Safety Group who will be able to help.