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The failings identified with Reinforced Autoclaved Aerated Concrete, or RAAC, should not be seen simply as an issue for schools, hospitals and other public sector buildings. Dan Haynes, Regional Director at AtkinsRéalis , says it is very much an issue for the private sector and should be subject to regular monitoring.
It’s a little over six months since the term reinforced autoclaved aerated concrete, or RAAC, suddenly became familiar as the UK Government declared its presence in our buildings posed a significant threat to safety.
The announcement came after two roof failings at schools during the summer holidays and led to temporary classrooms being set up across the country on sites which were deemed ‘at risk’, as the issue was investigated with some urgency.
Fortunately, the scale of the issue wasn’t as extensive as first feared, and the issue had been on the radar of the construction industry for some time before hitting the headline of the mainstream media.
The problem with RAAC is that it’s less durable than traditional concrete, and while it was used mainly for flat roofs, it was also used for walls, floors and cladding in one- and two-storey public sector buildings from the mid-50s to the mid-90s. Pre-1980 RAAC is now past its expected service life and can collapse with little or no notice.
Why is RAAC a risk for the private sector?
Without carrying out onsite visual inspections, it is almost impossible to tell if a building contains RAAC, so the scale of the problem is unknown. RAAC was used in a wide range of buildings, not all of which are in the public sector, making it vital for any portfolio (or individual building) owner to review maintenance and inspection regimes to ensure the material is identified.
There is much to consider in either sector: the health and safety risks and responsibilities, the financial consequences, and the estate impact of unusable buildings or remedial works in progress.
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The information provided by Virtua Research cited herein is provided “as is” and “as available” without warranty of any kind. Use of any Virtua Research data is at a user’s own risk and Virtua Research disclaims any liability for use of the Virtua Research data. Although the information is obtained or compiled from reliable sources Virtua Research neither can nor does guarantee or make any representation or warranty, either express or implied, as to the accuracy, validity, sequence, timeliness, completeness or continued availability of any information or data, including third-party content, made available herein. In no event shall Virtua Research be liable for any decision made or action or inaction taken in reliance on any information or data, including third-party content. Virtua Research further explicitly disclaims, to the fullest extent permitted by applicable law, any warranty of any kind, whether express or implied, including warranties of merchantability, fitness for a particular purpose and non-infringement.
The consensus estimate provided by Virtua Research is based on estimates, forecasts and predictions made by third party financial analysts, as described above. It is not prepared based on information provided by AtkinsRéalis and can only be seen as a consensus view on AtkinsRéalis' possible future results from an outside perspective. AtkinsRéalis has not provided input on these forecasts, except by referring to past publicly disclosed information. AtkinsRéalis does not accept any responsibility for the quality or accuracy of any individual or average of forecasts or estimates. This web page contains forward-looking statements based on current assumptions and forecasts made by third parties. Various known and unknown risks, uncertainties and other factors could lead to material differences between AtkinsRéalis' actual future results, financial situation, development or performance, and the estimates given here.
Surveys and advice
A common question my team is asked is “Now I know my building has RAAC what do I need to do?”
The answer is that the Royal Institute of Chartered Surveyors (RICS) has issued guidance around appropriate professionals for RAAC identification and remediation advice, with Chartered Building Surveyors and Chartered Structural Engineers able to carry out identification.
At AtkinsRéalis, the nationwide team of Chartered Building Surveyors are under way with widespread client support, having amassed expertise in RAAC over the last 10 years. Reflecting the scale of the current challenge, AtkinsRéalis have completed over 700 identification surveys within the last 12 months alone, accelerating the in-house programme of RAAC training and establishing information sharing networks, to ensure all team members are upskilled.
Where RAAC is discovered, surveyors and engineers need to work in accordance with Department of Education and the Institution of Structural Engineers guidance. Over the years we have developed a one-stop risk and management solution and currently we are working with central and local government bodies, local authorities, individual academies, multi-academy trusts and numerous private sector clients.
To tackle the issue effectively, we recommend RAAC exploration, in addition to routine asset management inspection plans, to all clients with buildings of this age and type, working alongside contractors to open inspection points as affected areas are typically covered over.
The emphasis is on detailed, skilled. and experienced surveying – there have been situations where clients have been told that RAAC is present when it is not, and the reverse scenario could clearly be catastrophic.
Risk Identification
The approach begins with offsite/desktop studies, to produce a detailed property inventory and work with clients to devise a survey priority list. Next, visual surveys on site are undertaken to verify the likelihood of RAAC presence where this cannot be determined by the desktop survey. The building construction is reviewed, photo schedules are compiled, and any site constraints are identified which may require further survey, including opening up works for identification purposes.
The second phase of investigation involves working alongside the structural engineer, carrying out intrusive surveys where necessary. These include detailed investigations of individual planks and using methods such as laser scanning to determine the level of risk. Detailed invasive investigation reports are issued outlining recommendations for remedial works and budget estimates. This will include working with estates and facilities management teams to minimise the disruptive effect on the estate and its operational focus.
RAAC needs constant monitoring
The next phase focuses on the management and remediation strategy. Temporary work solutions are provided for immediate on-site concerns, alongside detailed design and management of permanent remedial solutions.
Unfortunately, this is a problem that does not go away unless the RAAC is removed. Like asbestos, RAAC needs continual monitoring to identify changes that may affect the current risk level and thus necessitate a change in the action plan.
However, by developing a robust Management and Monitoring Plan and implementing the measures detailed, the risks associated with the presence of RAAC in a building can be reduced to a level that is acceptable to the building owner.
To assist our clients so that they understand what steps they should take to manage the presence of RAAC in their buildings we have developed the initial guidance and recommendations detailed above.
It is important to note that the risks presented by the presence of RAAC will vary significantly between buildings and the advice below should be tailored to each individual site. Please contact Dan Haynes, our national RAAC lead, to discuss your concerns - email [email protected].
Please note that you are now leaving the AtkinsRéalis website (legal name: AtkinsRéalis Group inc.) and entering a website maintained by a third party (the "External Website") and that you do so at your own risk.
AtkinsRéalis has no control over the External Website, any data or other content contained therein or any additional linked websites. The link to the External Website is provided for convenience purposes only. By clicking "Accept" you acknowledge and agree that AtkinsRéalis is not responsible, and does not accept or assume any responsibility or liability whatsoever for the data protection policy, the content, the data or the technical operation of the External Website and/or any linked websites and that AtkinsRéalis is not liable for the terms and conditions (or terms of use) of the External Website. Further, you acknowledge and agree that you assume all risks resulting from entering and/or using the External Website and/or any linked websites.
BY ENTERING THE EXTERNAL WEBSITE, YOU ALSO ACKNOWLEDGE AND AGREE THAT YOU COMPLETELY AND IRREVOCABLY WAIVE ANY AND ALL RIGHTS AND CLAIMS AGAINST ATKINSRÉALIS, AND RELEASE, DISCHARGE, INDEMNIFY AND HOLD HARMLESS ATKINSRÉALIS, ITS OFFICERS, EMPLOYEES, DIRECTORS AND AGENTS FROM ANY AND ALL LIABILITY INCLUDING BUT NOT LIMITED TO LIABILITY FOR LOSS, DAMAGES, EXPENSES AND COSTS ARISING OUT OF OR IN CONNECTION WITH ENTERING AND/OR USING THE EXTERNAL WEBSITE AND/OR ANY LINKED WEBSITES AND ANY DATA AND/OR CONTENT CONTAINED THEREIN.
Such waiver and release specifically includes, without limitation, any and all rights and claims pertaining to reliance on the data or content of the External Website, or claims pertaining to the processing of personal data, including but not limited to any rights under any applicable data protection statute. You also recognize by clicking “Accept” that the terms of this disclaimer are reasonable.
The information provided by Virtua Research cited herein is provided “as is” and “as available” without warranty of any kind. Use of any Virtua Research data is at a user’s own risk and Virtua Research disclaims any liability for use of the Virtua Research data. Although the information is obtained or compiled from reliable sources Virtua Research neither can nor does guarantee or make any representation or warranty, either express or implied, as to the accuracy, validity, sequence, timeliness, completeness or continued availability of any information or data, including third-party content, made available herein. In no event shall Virtua Research be liable for any decision made or action or inaction taken in reliance on any information or data, including third-party content. Virtua Research further explicitly disclaims, to the fullest extent permitted by applicable law, any warranty of any kind, whether express or implied, including warranties of merchantability, fitness for a particular purpose and non-infringement.
The consensus estimate provided by Virtua Research is based on estimates, forecasts and predictions made by third party financial analysts, as described above. It is not prepared based on information provided by AtkinsRéalis and can only be seen as a consensus view on AtkinsRéalis' possible future results from an outside perspective. AtkinsRéalis has not provided input on these forecasts, except by referring to past publicly disclosed information. AtkinsRéalis does not accept any responsibility for the quality or accuracy of any individual or average of forecasts or estimates. This web page contains forward-looking statements based on current assumptions and forecasts made by third parties. Various known and unknown risks, uncertainties and other factors could lead to material differences between AtkinsRéalis' actual future results, financial situation, development or performance, and the estimates given here.
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