On Monday (4 September, 2023), it was revealed that 105 schools had to close or had classrooms taken out of use due to Reinforced Autoclaved Concrete (RAAC). This led to media speculation about the Government’s policy, the potential health and safety risks to the public, as well as the state of social housing stock.
The schools affected by the closure are facing devastating consequences. Teachers, parents and students have questioned how something like this could have happened with such profound consequence.
A structural failure of a school in Kent in 2018 caused the partial collapse of an RAAC roof, prompting a working party led by IStuctE and representatives from Loughborough University to publish a new guide in May 2022. The Office of Government Property also issued a letter in November of that year warning departments, local authorities and other arm’s length bodies of the dangers associated with RAAC and the risk of sudden collapse.
According to National Audit Office (NAO) statistics there are circa 21600 school buildings in England, of which 156 have been identified as containing RAAC with circa 105 earmarked for urgent action. This suggests that around 0.75% of schools are affected.
Although the situation is serious, the percentage of healthcare buildings affected is relatively low. Investigations have revealed that seven hospitals have been found to be unsound and 34 more that contain RAAC. This equates to around 0.03% of the total 26,000 healthcare buildings in the country.
There is no register or source of information as to the use of RAAC in other types of building such as retail, offices and recreational buildings, so owners, operators, tenants, or landlords must establish the materials used in construction.
Identification of the material is straightforward if the material is exposed, but access may be limited due to suspended or fixed ceilings or other finishes. If asbestos is suspected, management plans should be consulted beforehand.
Remedial action is not necessarily required as a result of the presence of RAAC, but a careful structural and durability assessment is needed. This could include the provision of span breakers and secondary support structures or bearing extensions, a programme of regular monitoring or temporary propping.
The risks and responsibilities for action can then be considered, with responsibility for these matters potentially resting with tenants rather than landlords depending upon the lease provisions.
Watts is recognised as one of the UK’s leading independent building surveying led property and construction consultancies and is well placed to provide appropriate professional guidance on audit measures prior to remedial action to make the buildings and those occupying them safe.
A new guide on Reinforced Autoclaved Concrete (RAAC) was published in May 2022, following a structural failure of a school in Kent in 2018 which caused the partial collapse of an RAAC roof. This has resulted in 105 schools having to close or have classrooms taken out of use due to safety concerns.
The Office of Government Property issued a letter in November of that year warning departments, local authorities and other arm’s length bodies of the potential dangers associated with RAAC and the risk of sudden collapse.
According to National Audit Office (NAO) statistics, only 0.75% of the total 21600 school buildings in England are affected by RAAC, whilst 0.03% of the 26,000 healthcare buildings in the country are affected.
The presence of RAAC in other types of building such as retail, offices and recreational buildings is unknown, so owners, operators, tenants, or landlords must establish the materials used in construction. The risks and responsibilities for action can then be considered, with responsibility for these matters potentially resting with tenants rather than landlords depending upon the lease provisions.
Watts, a leading independent building surveying led property and construction consultancy, is well-placed to provide appropriate professional guidance on audit measures prior to remedial action to make the buildings and those occupying them safe.
Derick is an experienced reporter having held multiple senior roles for large publishers across Europe. Specialist subjects include small business and financial emerging markets.