Reinforced Autoclaved Aerated Concrete (RAAC), a material often used in building construction, has recently come under intense scrutiny. As numerous schools prepared to reopen this September following the summer holiday, many were informed that, owing to the use of RAAC in their buildings (and the current status and condition), they would not be able to reopen. Instead, they were instructed to remain shut or locate alternative accommodations until remedial works could be carried out.
RAAC is a lightweight, precast, foam concrete building material made by adding a foaming agent to concrete in a mould, and then wire cutting it into precisely sized blocks or panels, which are then treated with high pressure steam, or ‘autoclaved’. Its strength, lightness, and thermal insulation properties have made it a popular choice for a variety of construction projects, particularly educational establishments.
Certain RAAC roof planks used between the 1960s and 1980s, however, have been found to be susceptible to falling at the end of their design life, sometimes without warning. This has prompted a wealth of precautionary building surveys and, in some cases, caused schools and other buildings to close in order for necessary structural investigations and remedial works to be conducted.
In essence, the ramifications are considered significant – both practically and legally. Beyond the evident safety hazards, the solutions to potential RAAC issues are far from straightforward. Architects, quantity surveyors, managing agents, building surveyors, insurers, solicitors, and of course the building owners themselves, are all set to be impacted.
The management of such issues often involves complex legal considerations and the advice of a specialist property solicitor is routinely sought in order to navigate the regulatory landscape surrounding the use and inspection of RAAC.
The full consequences of the RAAC issue, both for the education sector and beyond, are yet to be seen. What is clear, however, is that RAAC-related problems are far from over, and the situation calls for immediate attentiveness from all involved parties.
For a more detailed discussion on this issue, please see the analysis by Bryan Cave Leighton Paisner at www.jdsupra.com.