Reinforced Autoclaved Aerated Concrete (RAAC) in Angus

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RAAC is a reinforced form of lightweight concrete mainly used in flat roofs but also in some floor and wall panel construction in the UK from the mid-1950s to the mid-1990s.

For further information surrounding the use of RAAC, the Royal Institute of Chartered Surveyors and the Institute of Structural Engineers have published helpful guides and FAQs that may address your concerns and questions.


Schools

Following a survey carried out in 2021, no Angus Council school buildings were identified as containing Reinforced Autoclaved Aerated Concrete (RAAC).


Non-educational buildings

During inspections of our non-educational buildings in 2023 we identified that RAAC was used in the construction of the roof of Rosehill Resource Centre. A structural engineer conducted a full inspection of the roof and found the RAAC roof panels to be in good condition, with no cause for concern. The Centre remains open and operational as normal. Annual inspections are in place and remedial works will take place as required.


Housing

Inspections identified that RAAC was used in the construction of a very small number of council and former council properties in Angus.

Angus Council continues to engage with residents of all council owned and former council owned properties, where we are confident RAAC was used in the construction of the properties.

We would like to thank all households who have engaged with us so far. Your feedback has been essential in helping us coordinate our approach to RAAC remediation and continues to shape the support we provide.


Private tenants

If you are a private tenant and you suspect or have been made aware that RAAC could have been used in the construction of your property, you should speak with your landlord in the first instance to discuss your concerns.


Private owners and landlords

If you are a homeowner or landlord and you suspect or have been made aware that RAAC could have been used in the construction of your property, we strongly recommend that, if you have not done so already, you have your property inspected by a suitable qualified Chartered Structural Engineer, in accordance with the guidance issued by the Institution of Structural Engineers, to determine if RAAC panels are present in the roof. The chartered Structural Engineer will be able to assess the condition of the concrete planks, whether RAAC is present, and advise you on any necessary mitigation works. We also recommend that you speak with your home insurance company for further advice.

If you are advised by a structural engineer that works should be undertaken immediately, as a private owner, it is your responsibility to ensure the works are undertaken.

If your property sits within a terrace that adjoins an Angus Council property, and a Structural Engineer has recommended alterations to your RAAC panels and roof finishes, Angus Council Housing ask that they are consulted, as the nature of these works could impact upon our adjoining roofs.

If your property adjoins and sits within a privately owned property terrace (that are all privately owned), Angus Council suggest that owners consult with all neighbours within the terrace prior to proceeding with any recommended works.

It is important to remember that any recommended works may require owners to seek Angus Council Planning and Building Standards approval before any works are undertaken.

Reputable building surveyors and structural engineers in your local area can be found here:

RICS - Find a surveyor

The Institution of Structural Engineers


Additional advice and support

If you need additional support and advice relating to your health and wellbeing or finances, there are a number of resources available to you:

Mental Health, wellbeing, suicide prevention and crisis support

Citizens Advice Scotland


Financial Support

Angus Council remain committed to providing private owners the opportunity to have works carried out as part of our contract if they wish to participate. As part of this, we will do further work to develop financial and non-financial support options. This will involve further engagement with private owners prior to bringing a report back to Committee to approve any package of support.

Angus Council are also part of several national RAAC groups and continue to engage with Governments around funding opportunities for both council and private properties.

Buy-Back and Opportunities for RAAC Properties

Angus Council’s buy-back policy is focused on increasing our council housing stock to meet the current housing emergency. There is no policy for buying properties and leasing them back to current owners. Any property containing RAAC would not meet the criteria for the buy-back policy as without RAAC removal, the property would be void.

Compulsory Purchase Orders (CPO) for RAAC Properties

In Scotland, a CPO is a mechanism that allows a public body to acquire land or property without the owner's agreement where there is a compelling public interest case. Angus Council are not considering CPOs in this instance as we have no plans to demolish houses at Milton Street, Monifieth.


Asbestos Information

We know from previous testing within properties in Milton Street that a material containing between 1 and 4% of asbestos is present as a thin textured coating applied to the RAAC panels.

Please be reassured that if undisturbed, this type of textured coating carries a very low risk. We have also tested the roof felt in the pilot project property, and no asbestos was found here.

An air test has also been recently conducted at a council owned property where a tenant had raised concerns following disturbance to the textured coating, this result came back as all-clear for asbestos.

Given the very low asbestos content and the widespread use of similar materials in buildings throughout the UK, we would like to reassure residents that the asbestos is contained and presents minimal risk when left undisturbed.

You can find more information about how the council deals with asbestos here: Asbestos in council houses.

If you are a council tenant and, you notice any leaks, changes to your ceiling, or have any other concerns about your property, please go to www.angus.gov.uk/RAAC or contact us on ACCESSline on 03452 777 778 or email directly to coastalmanagers@angus.gov.uk

Private owners should conduct their own asbestos survey if they have any concerns with their property.

Sign up to follow this project to receive regular RAAC project updates by email.



RAAC is a reinforced form of lightweight concrete mainly used in flat roofs but also in some floor and wall panel construction in the UK from the mid-1950s to the mid-1990s.

For further information surrounding the use of RAAC, the Royal Institute of Chartered Surveyors and the Institute of Structural Engineers have published helpful guides and FAQs that may address your concerns and questions.


Schools

Following a survey carried out in 2021, no Angus Council school buildings were identified as containing Reinforced Autoclaved Aerated Concrete (RAAC).


Non-educational buildings

During inspections of our non-educational buildings in 2023 we identified that RAAC was used in the construction of the roof of Rosehill Resource Centre. A structural engineer conducted a full inspection of the roof and found the RAAC roof panels to be in good condition, with no cause for concern. The Centre remains open and operational as normal. Annual inspections are in place and remedial works will take place as required.


Housing

Inspections identified that RAAC was used in the construction of a very small number of council and former council properties in Angus.

Angus Council continues to engage with residents of all council owned and former council owned properties, where we are confident RAAC was used in the construction of the properties.

We would like to thank all households who have engaged with us so far. Your feedback has been essential in helping us coordinate our approach to RAAC remediation and continues to shape the support we provide.


Private tenants

If you are a private tenant and you suspect or have been made aware that RAAC could have been used in the construction of your property, you should speak with your landlord in the first instance to discuss your concerns.


Private owners and landlords

If you are a homeowner or landlord and you suspect or have been made aware that RAAC could have been used in the construction of your property, we strongly recommend that, if you have not done so already, you have your property inspected by a suitable qualified Chartered Structural Engineer, in accordance with the guidance issued by the Institution of Structural Engineers, to determine if RAAC panels are present in the roof. The chartered Structural Engineer will be able to assess the condition of the concrete planks, whether RAAC is present, and advise you on any necessary mitigation works. We also recommend that you speak with your home insurance company for further advice.

If you are advised by a structural engineer that works should be undertaken immediately, as a private owner, it is your responsibility to ensure the works are undertaken.

If your property sits within a terrace that adjoins an Angus Council property, and a Structural Engineer has recommended alterations to your RAAC panels and roof finishes, Angus Council Housing ask that they are consulted, as the nature of these works could impact upon our adjoining roofs.

If your property adjoins and sits within a privately owned property terrace (that are all privately owned), Angus Council suggest that owners consult with all neighbours within the terrace prior to proceeding with any recommended works.

It is important to remember that any recommended works may require owners to seek Angus Council Planning and Building Standards approval before any works are undertaken.

Reputable building surveyors and structural engineers in your local area can be found here:

RICS - Find a surveyor

The Institution of Structural Engineers


Additional advice and support

If you need additional support and advice relating to your health and wellbeing or finances, there are a number of resources available to you:

Mental Health, wellbeing, suicide prevention and crisis support

Citizens Advice Scotland


Financial Support

Angus Council remain committed to providing private owners the opportunity to have works carried out as part of our contract if they wish to participate. As part of this, we will do further work to develop financial and non-financial support options. This will involve further engagement with private owners prior to bringing a report back to Committee to approve any package of support.

Angus Council are also part of several national RAAC groups and continue to engage with Governments around funding opportunities for both council and private properties.

Buy-Back and Opportunities for RAAC Properties

Angus Council’s buy-back policy is focused on increasing our council housing stock to meet the current housing emergency. There is no policy for buying properties and leasing them back to current owners. Any property containing RAAC would not meet the criteria for the buy-back policy as without RAAC removal, the property would be void.

Compulsory Purchase Orders (CPO) for RAAC Properties

In Scotland, a CPO is a mechanism that allows a public body to acquire land or property without the owner's agreement where there is a compelling public interest case. Angus Council are not considering CPOs in this instance as we have no plans to demolish houses at Milton Street, Monifieth.


Asbestos Information

We know from previous testing within properties in Milton Street that a material containing between 1 and 4% of asbestos is present as a thin textured coating applied to the RAAC panels.

Please be reassured that if undisturbed, this type of textured coating carries a very low risk. We have also tested the roof felt in the pilot project property, and no asbestos was found here.

An air test has also been recently conducted at a council owned property where a tenant had raised concerns following disturbance to the textured coating, this result came back as all-clear for asbestos.

Given the very low asbestos content and the widespread use of similar materials in buildings throughout the UK, we would like to reassure residents that the asbestos is contained and presents minimal risk when left undisturbed.

You can find more information about how the council deals with asbestos here: Asbestos in council houses.

If you are a council tenant and, you notice any leaks, changes to your ceiling, or have any other concerns about your property, please go to www.angus.gov.uk/RAAC or contact us on ACCESSline on 03452 777 778 or email directly to coastalmanagers@angus.gov.uk

Private owners should conduct their own asbestos survey if they have any concerns with their property.

  • Project Update: New timber joists installed

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    A raised blockwork parapet wall (a low wall constructed from concrete blocks that extends above the roofline) has been built to provide a new connection between the two adjoining roof finishes – the existing RAAC roof and the new timber roof structure.

    The timber joists that will support the new flat roof finishes have also been installed, ready for the completion of all roof finishes and the interior property reinstatement works.

    We would like to take this opportunity to thank residents for their continued patience during the ongoing works.

    A raised blockwork parapet wall (a low wall constructed from concrete blocks that extends above the roofline) has been built to provide a new connection between the two adjoining roof finishes – the existing RAAC roof and the new timber roof structure.

    The timber joists that will support the new flat roof finishes have also been installed, ready for the completion of all roof finishes and the interior property reinstatement works.

    We would like to take this opportunity to thank residents for their continued patience during the ongoing works.

  • Project Update: RAAC safely removed

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    All RAAC panels have been safely removed by contractors over the weekend (18 & 19 July 2026). A structural engineer met with Angus Council officers on Monday (20 July) to give the go ahead for the next stage of the pilot project.

    The next stage includes the installation of a new timber-structured flat roof, which will begin this week. This next step will allow us to complete the new connection between properties with the new timber roof structure and the existing RAAC roof finishes of the neighbouring Angus Council property.

    Contractors will be on site between 8:00am and 5:00pm, Monday to Friday, throughout the remaining duration of the works.

    We would like to take this opportunity to thank residents for their continued patience during the ongoing works.

    All RAAC panels have been safely removed by contractors over the weekend (18 & 19 July 2026). A structural engineer met with Angus Council officers on Monday (20 July) to give the go ahead for the next stage of the pilot project.

    The next stage includes the installation of a new timber-structured flat roof, which will begin this week. This next step will allow us to complete the new connection between properties with the new timber roof structure and the existing RAAC roof finishes of the neighbouring Angus Council property.

    Contractors will be on site between 8:00am and 5:00pm, Monday to Friday, throughout the remaining duration of the works.

    We would like to take this opportunity to thank residents for their continued patience during the ongoing works.

  • Update 13 July 2026

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    Information for Residents

    Project Update: RAAC Removal

    We are pleased to inform you that our contractor will be removing the RAAC panels from the house in our pilot project at 10 Milton Street over the weekend of 18–19 July. Work will not start before 9am and will finish at around 4pm each day.

    We apologise for any inconvenience this may cause. However, our contractor is undertaking the work between other projects and, as we want this work to progress at pace, we have agreed to the weekend dates.

    This part of the project involves removing the RAAC panels, along with the Artex coating, which contains 1–4% asbestos. This information was provided in the original tender documents issued to contractors. The very low risk posed by Artex means that a specialist contractor is not required. However, we have decided to use a contractor that has undertaken similar work for other Scottish council properties. There is no additional risk to residents in the area during the removal of the RAAC panels with the skim of Artex.

    We know from previous testing across our properties that Artex containing this low level of asbestos was used in all of them. Please be reassured that undisturbed Artex carries a very low risk. We have also tested the roof felt in the pilot property, and no asbestos was found.

    If they are concerned, private owners should check their own properties, as it seems highly likely that they will contain the same materials. You can find information about chartered building surveyors on our website by searching for RAAC or using this link: https://www.angus.gov.uk/housing/tenants/tenant_safety/reinforced_autoclaved_aerated_concrete_raac

    The pilot project is testing methods to remove the RAAC panels and replace them with a timber-frame roof. It remains on track for completion by the end of summer.

    Thank you for your continued patience while this work is undertaken. If you would like more information, please contact us at RAACenquiries@angus.gov.uk.




    Information for Residents

    Project Update: RAAC Removal

    We are pleased to inform you that our contractor will be removing the RAAC panels from the house in our pilot project at 10 Milton Street over the weekend of 18–19 July. Work will not start before 9am and will finish at around 4pm each day.

    We apologise for any inconvenience this may cause. However, our contractor is undertaking the work between other projects and, as we want this work to progress at pace, we have agreed to the weekend dates.

    This part of the project involves removing the RAAC panels, along with the Artex coating, which contains 1–4% asbestos. This information was provided in the original tender documents issued to contractors. The very low risk posed by Artex means that a specialist contractor is not required. However, we have decided to use a contractor that has undertaken similar work for other Scottish council properties. There is no additional risk to residents in the area during the removal of the RAAC panels with the skim of Artex.

    We know from previous testing across our properties that Artex containing this low level of asbestos was used in all of them. Please be reassured that undisturbed Artex carries a very low risk. We have also tested the roof felt in the pilot property, and no asbestos was found.

    If they are concerned, private owners should check their own properties, as it seems highly likely that they will contain the same materials. You can find information about chartered building surveyors on our website by searching for RAAC or using this link: https://www.angus.gov.uk/housing/tenants/tenant_safety/reinforced_autoclaved_aerated_concrete_raac

    The pilot project is testing methods to remove the RAAC panels and replace them with a timber-frame roof. It remains on track for completion by the end of summer.

    Thank you for your continued patience while this work is undertaken. If you would like more information, please contact us at RAACenquiries@angus.gov.uk.




  • RAAC Pilot Project – Site Set Up

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    The property chosen for the pilot project - 10 Milton Street - is a vacant council-owned property adjoining another empty council-owned home. This location has been selected to ensure that we can test the proposed approach and find solutions to any issues that may arise. This may involve temporary pauses to the works as we find the best solutions, and a period for such occasions has been accounted for in the planned works timescale.

    This ensures that when we progress to the next phase of RAAC remedial works on the wider council owned housing stock in Milton Street, we can plan effectively to keep disruption to a minimum for all residents.

    Scaffolding required to begin works has been erected on site. The next steps of the pilot project involve the safe removal of a material containing between 1 and 4% of asbestos that is present within a thin coating applied to the RAAC panels, similar to Artex. We would like to reassure residents that the asbestos present is contained and has minimal risk if undisturbed.

    Given the very low asbestos content and its extensive use in buildings across the UK, we do not anticipate this causing a delay to the pilot project, which remains on track for completion by the end of summer 2026.

    You can find more information about how the council deals with asbestos here: Asbestos in council houses.

    The property chosen for the pilot project - 10 Milton Street - is a vacant council-owned property adjoining another empty council-owned home. This location has been selected to ensure that we can test the proposed approach and find solutions to any issues that may arise. This may involve temporary pauses to the works as we find the best solutions, and a period for such occasions has been accounted for in the planned works timescale.

    This ensures that when we progress to the next phase of RAAC remedial works on the wider council owned housing stock in Milton Street, we can plan effectively to keep disruption to a minimum for all residents.

    Scaffolding required to begin works has been erected on site. The next steps of the pilot project involve the safe removal of a material containing between 1 and 4% of asbestos that is present within a thin coating applied to the RAAC panels, similar to Artex. We would like to reassure residents that the asbestos present is contained and has minimal risk if undisturbed.

    Given the very low asbestos content and its extensive use in buildings across the UK, we do not anticipate this causing a delay to the pilot project, which remains on track for completion by the end of summer 2026.

    You can find more information about how the council deals with asbestos here: Asbestos in council houses.

  • RAAC Pilot Project

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    At a Special Council meeting on Tuesday 9 December, Councillors granted approval to begin an initial pilot project focused on council-owned housing.

    Following a tender process earlier this year, R S Hill (Joiners & Building Contractors) has been appointed as the successful contractor to carry out the pilot works. These works are scheduled to commence on 15 June 2026 and be completed by late summer 2026.

    The pilot project will be carried out on 10 Milton Street, a vacant council-owned property adjoining another empty council-owned home. This location has been selected to ensure that no privately owned properties are affected while we assess the viability of the proposed approach.

    The pilot will involve the removal of RAAC panels and the installation of a new timber-structured flat roof. The purpose of the project is to determine whether a successful connection can be achieved between the new roof structure and the existing roof finishes.

    Contractors will be on site between 8:00am and 5:00pm, Monday to Friday, throughout the duration of the works.

    If the pilot proves successful, we will look to continue with roof replacements on additional council-owned properties.

    If the pilot is not successful, we will present alternative options to the Committee.

    At a Special Council meeting on Tuesday 9 December, Councillors granted approval to begin an initial pilot project focused on council-owned housing.

    Following a tender process earlier this year, R S Hill (Joiners & Building Contractors) has been appointed as the successful contractor to carry out the pilot works. These works are scheduled to commence on 15 June 2026 and be completed by late summer 2026.

    The pilot project will be carried out on 10 Milton Street, a vacant council-owned property adjoining another empty council-owned home. This location has been selected to ensure that no privately owned properties are affected while we assess the viability of the proposed approach.

    The pilot will involve the removal of RAAC panels and the installation of a new timber-structured flat roof. The purpose of the project is to determine whether a successful connection can be achieved between the new roof structure and the existing roof finishes.

    Contractors will be on site between 8:00am and 5:00pm, Monday to Friday, throughout the duration of the works.

    If the pilot proves successful, we will look to continue with roof replacements on additional council-owned properties.

    If the pilot is not successful, we will present alternative options to the Committee.