RAAC or Reinforced Autoclaved Aerated Concrete – What Are the Warning Signs to a Buyer?
As the new school year is about to start in a matter of days, over 100 schools in England have received directives to close facilities constructed using a specific type of concrete, unless they implement necessary safety precautions.
What is RAAC?
Reinforced Autoclaved Aerated Concrete (or RAAC) is a building material used as an alternative to traditional concrete. It is a lightweight form of concrete which does not contain any coarse aggregate such as gravel and crushed stones, which gives concrete its strength. Instead, fine aggregate such as stone particles and sand is combined with chemicals to create gas bubbles and heat. This makes RAAC relatively weak.
Where is RAAC found?
RAAC was used in schools, colleges and other building construction from the 1950s until the mid-1990s.
What are the problems and associated risks?
If RAAC is found in a property, there are a number of potential problems and risks:
- Structural integrity – RAAC can be affected by factors such as moisture, exposure to high temperatures and impact.
- Durability – it is prone to cracking and surface damage if not correctly installed.
- Fire resistance – RAAC is generally considered to be fire resistant but varies depending on the thickness of the material, the presence of reinforcement.
- Moisture – RAAC can absorb moisture which can lead to issues such as deterioration, reduced insulation, mold growth.
What are the warning signs to a buyer?
There are several warning signs that a buyer should look out for:
- Cracking – cracks in the RAAC may indicate the structure is under stress or that the material is damaged.
- Corrosion – structures containing RAAC may be susceptible to corrosion over time.
- Deterioration – signs of deterioration may include flaking, spalling or crumbling.
Is RAAC on the premises?
A buyer of a property which may contain RAAC should immediately instruct a building surveyor and structural engineer to survey the building to establish whether RAAC is present. A structural engineer will be able to provide a holistic roof condition report which will identify if RAAC is present. This will undoubtedly add costs and delays to the transaction which the buyer may not have considered at the outset. However, this will allow the buyer to assess the level of risk before proceeding with the purchase.
What are the remedies?
Should RAAC be identified, it may be possible to repair the property without the need to replace the whole supporting structure, for example, if cracks or other deterioration is found. However, RAAC does not always present a warning signed before failure and the safest solution would be to fully remove it.
Contact the BRM Real Estate Team:
Sheffield
Mario Esposito
Tel: 0114 3497008
Email: mario.esposito@brmlaw.co.uk
Chesterfield
Megan Craig
Tel: 01246 560588
Email: megan.craig@brmlaw.co.uk
