Building Resilience and Proactive Maintenance Planning: The Vital Role of Planned Maintenance in RAAC Management
7th September 2023
The Vital Role of Planned Maintenance in RAAC Management and our 8 point action checklist.
The Standing Committee on Structural Safety (SCOSS) first expressed concerns about Reinforced Autoclaved Aerated Concrete (RAAC) in 1999, recommending inspection of all buildings containing RAAC planks to assess their safety. However, these recommendations were not widely implemented, and in 2018, a flat roof constructed of RAAC planks collapsed at a school in England. Fortunately, the collapse occurred on a weekend and no one was injured. The failure of the school roof led to renewed calls for action on RAAC safety, and in 2019, SCOSS published a further report on the issue. This report reiterated the concerns raised in the 1999 report and called for urgent action to address the risks RAAC poses.
Currently, we are at the start of a new school term in England, but it’s anything but business as usual. A significant safety crisis involving unchecked RAAC within school buildings negatively impacts the start of the academic year. More than 100 schools have partially or fully closed their facilities due to RAAC, and hundreds more are awaiting inspections to determine the extent of the problem. Additionally, as highlighted by Researchers at Loughborough University, other public and private buildings may also be hiding an unknown amount of RAAC liability, widening the concern beyond schools and potentially affecting numerous other structures.
This crisis is a wake-up call, revealing a critical issue within the UK’s building stock. It underscores the urgency of implementing more stringent inspection and maintenance protocols for ageing structures. Additionally, it highlights the need for increased awareness and education among building owners and construction experts regarding the potential risks associated with various construction materials.
As estate managers and property owners, your structures’ safety and longevity are paramount. The onus of mitigating RAAC-related risks falls squarely on those who own or manage buildings containing RAAC. It’s time to take action and ensure the safety and sustainability of your valuable assets.
What is RAAC?
Reinforced Autoclaved Aerated Concrete (RAAC) was a building material employed extensively between the 1950s and 1990s for its cost-effectiveness in many public structures, including schools, courthouses, hospitals, shopping centres, and some residential blocks. It was specified to provide a lightweight construction that, due to its offsite manufacture, could be delivered to site and quickly craned into position.
Like the asbestos dilemma, RAAC’s presence could lurk in an unknown number of buildings, given its widespread adoption in construction and its tendency to be hidden from sight.
The Health and Safety Executive has declared that RAAC, which has a nominal lifespan of 30 years, is now beyond its useful life and may collapse without warning due to its inherent properties. It is important to note that the risk of collapse is greater if the RAAC has been affected by other building defects, such as water damage from deteriorating roofs. There are also visible signs that the material is in distress, such as excessive deflection or bending of the planks, visible cracks, and occasionally small sections of the planks or panels falling away.
Given the situation’s urgency, estate managers and property owners must take proactive steps towards managing RAAC risk effectively, including identifying and addressing any other building condition issues which could have a consequential impact on RAAC. To help you navigate this challenge, we have compiled an 8-point action checklist outlining key steps for addressing RAAC concerns in your buildings.
8 point Action Checklist for Estate Managers Concerned About RAAC in Their Building:
1. Initial Assessment:
a. Review historical records and as-built documentation for any clues about the presence of RAAC to help identify buildings in your portfolio that might contain RAAC.
2. Engage Experts:
a. Consult with experienced structural engineers or surveyors who specialise in RAAC and can conduct thorough structural inspections for RAAC in your buildings and document any signs of deterioration, damage or defects associated with RAAC.
b. Establish and maintain a network of professionals specialising in RAAC for ongoing support and guidance.
3. Asbestos Management Records:
a. Review and update your asbestos management records, as buildings with RAAC may also have higher asbestos risks due to their age and construction type.
4. Risk Assessment and Mitigation Strategies:
a. Assess the level of risk associated with RAAC in each building.
b. Consider the building’s age, usage, and occupancy when evaluating risks.
c. Develop mitigation strategies based on the condition and extent of RAAC in your buildings.
d. Determine whether temporary accommodations are needed during remediation or repairs.
e. Develop an emergency response plan in case of unforeseen issues related to RAAC, ensuring the safety of occupants.
f. If applicable, explore participation in national remediation programs, such as those provided by government agencies or industry-specific bodies
5. Feasibility Studies:
a. Consider feasibility studies to evaluate the costs, timelines, risks, and environmental impacts of different remediation or replacement options to ensure compliance with local building codes and regulations related to RAAC and asbestos management.
b. Allocate necessary budgets for RAAC-related inspections, remediation, and ongoing maintenance.
6. Communication:
a. Keep occupants, tenants, and stakeholders informed about RAAC-related concerns and any necessary actions.
b. Address questions and concerns promptly to maintain transparency.
7. Monitoring, Maintenance and Documentation:
a. Implement regular monitoring and maintenance regimes for buildings with RAAC to ensure long-term safety and compliance.
b. Maintain detailed records of all RAAC-related inspections, assessments, and remediation efforts and archive these records for future reference and regulatory compliance.
8. Continual Learning:
a. Stay updated on industry best practices and emerging technologies related to RAAC management.
Remember that RAAC management is a complex and ongoing process that should be integral to your planned preventative maintenance regime. Regular assessments, timely actions, and collaboration with experts are essential for ensuring the safety and sustainability of your buildings.
As an estate manager or property owner, RAAC-related concerns can be overwhelming. Fortunately, our team of specialists is dedicated to helping you navigate the complexities of RAAC management, ensuring the safety and longevity of your structures. We offer expert services, guidance, and referrals to other specialised professionals. Take action now to safeguard your investments and the well-being of your occupants before the issue escalates. Contact us today, and let’s work together to address your RAAC concerns effectively. Rest assured, your peace of mind is our top priority.