WHY IS IT A PROBLEM?
Following decades of use in the industry it became apparent that RAAC contains a lower compressive and tensile strength than normal reinforced concrete. This is exacerbated by other factors such as external loading from mechanical plant and water ingress exacerbated by the porous nature of the concrete increasing the rate of corrosion of the steel reinforcement. There has been some sudden catastrophic failures with little prior warning – a primary school roof collapsed in 2018. Property owners need to identify its presence and manage the risk, much like we already do with other deleterious material such as asbestos and combustible cladding, then undertake remedial works where needed to prevent failure.
WHAT CAN BE DONE ABOUT IT?
If you own, occupy or work with properties that were constructed in the 1950s to mid-1990s you should get a building surveyor or structural engineer to inspect the property and consider the likely presence of RAAC panels. Further opening up and intrusive works may be required beyond an initial visual survey in order to the confirm the presence of RAAC. If RAAC is present, then remedial works to remove and replace the panels will have to be carefully planned and carried out.
Recent industry guidance sets out a recommended five stage stepwise process to help identify and narrow down the risk of RAAC being present in buildings. The steps range from an initial data collection process to review information available on the building(s), all the way to implementing a management and remediation strategy.
It is important that landlords, occupiers, property managers and all those who work with high risk buildings (i.e. schools, colleges, hospitals and other public buildings) understand the risk posed by RAAC and seek advice to undertake an appropriately detailed review of their properties.
There is a government initiative to help schools identify the presence of RAAC and take appropriate action. Not bothering to check and undertake due diligence will not be an excuse if a catastrophe occurs. As such, professional advice on the matter should be sought.
