School Concrete Crisis: Could My Workplace Be At Risk?
The recent controversy around school closures due to the use of Reinforced Autoclaved Aerated Concrete (RAAC) has caused an uproar over the course of the last few days.
Reinforced Autoclaved Aerated Concrete (RAAC) is a construction material that combines two forms of building materials: reinforced concrete and autoclaved aerated concrete (AAC). It’s a lightweight, bubbly form of concrete that is occasionally found in walls and floors but is most often used as ‘planks’ to build flat roof surfaces.
RAAC became a popular building material choice from the 1950s through to the 1990s. It’s more lightweight than typical concrete, which makes it easier to transport and handle. It’s also cheaper, quicker to produce and easier to install.
In the past, it has been used extensively in public building projects including hospitals, courts and schools.
However, it’s less dense than traditional reinforced material, making it weaker and much less durable. Its porous nature means that the steel reinforcement used in RAAC is more vulnerable to corrosion, especially when exposed to the elements.
Concerns around its use were raised in 2018 when the roof of a primary school in Kent collapsed. Thankfully it was during a weekend so there were no injuries, but a subsequent report published by the Department of Education found that RAAC was the cause.
The issue has grown considerably in the past few days. A new report from the UK government found that 156 schools across the country were found to contain RAAC, with 104 requiring immediate action. This has forced many schools to close or relocate, causing chaos as children return for the new school year.
Urgent inspections are also being carried out on other municipal buildings including, courthouses, police stations, hospitals, council buildings and more.
But are other buildings at risk in the public and private sector? Should business owners be concerned about their own buildings?
Could My Building Be At Risk Due To RAAC?
Simon Walter, Co‑Director of health and safety consultancy Rhino Safety, says that there is evidence that more buildings could be affected.
“RAAC was a popular construction material between the 1950s and 1990s, so it is quite possible that it was used in many projects built during that time period. So there is a possibility that many buildings built during this time could have used RAAC in some capacity.
A report by the Collaborative Reporting for Safer Structures warns that RAAC was used ‘not only for schools, hospitals and other public buildings such as police stations… there is no reason why it could not have been used in many other buildings, both public and private.’
It's also possible that some buildings that were previously in the public sector could now be part of the private sector, which could include council and ex‑council properties.
It can often be hidden behind wall and ceiling coverings, which means it can be easily overlooked in day‑to‑day life.
However, as we can see with the news in recent days it is still a clear and present issue. Failure to maintain and manage structural issues can pose significant risks including potential collapse of walls and roofing. This raises serious health and safety concerns for anyone using the property, which could include workers and members of the public.
It is the duty and responsibility of building owners and managers to mitigate or eliminate any health and safety risks for people accessing the property. That's why it's imperative that if there is any suspicion it is acted on as soon as possible to assess any potential risk”.
What Should You Do If You Suspect Your Building Was Built Using RAAC?
1. Find out how old your building is
The first thing to consider, according to Simon, is to check when the building was first built, which should be included in its title deed. Properties built during the 1950s and 1990s could potentially be a concern.
“If you’re not sure how old the property is check your title deed or title register.
It should include details from when the property was built. If the property was previously built by or owned by the council, get in contact with them to find out more information about the property itself. They may already be in the process of making their own assessments.”
2. Check with recent building and construction surveys
Another step that property owners and managers can take is to look at past inspection and survey reports which may indicate the use of RAAC in construction.
“If you’ve had a construction survey done in recent years, check the reports to see if there is any mention of RAAC. That will help you to determine if it could be present in the structure.”
3. Conduct a visual inspection
“In some cases, a visual inspection can help to support evidence that RAAC may be present. RAAC has a bubbly, porous appearance and is often light grey or white in colour. The underside of the panels will appear smooth and of a similar colour.
It’s important to note that a visual inspection by an individual who is not a trained surveyor should not be considered official confirmation in any capacity. This should be undertaken by trained and specialist surveyors.
However knowing what RAAC is, what it looks like and where it is often used can help property managers to determine if RAAC is suspected and if a survey and further risk assessments should be carried out. If there is any doubt, then engaging a surveyor is definitely recommended.”
4. Engage a specialist building surveyor
“Ultimately, if you are concerned your building might incorporate RAAC, the best step is to have a survey done.
If you are at all concerned that RAAC is present in your building or know that it is and are concerned about its structural integrity, then the next best step would be to engage a specialist surveyor. Surveys can be conducted visually and can often work around work operations.
Once completed, you should receive a technical report that provides a full review of the project, confirmations about whether RAAC is present and recommendations for next steps.
5. Work with a structural engineer
“If RAAC is found during the survey, your building surveyor will be able to provide recommendations on next steps which could range from adding secondary and failsafe supports to completely replacing sections of the building, including the roof.
Once recommendations have been delivered, the next best step is to work with a structural engineering firm. They will be able to put the recommendations into practice to help ensure the structure is safe now and in the future.
The Institute for Structural Engineers has a directory of accredited engineers with experience in dealing with RAAC. Additionally, specialist surveyors will be able to provide their own recommendations.
The Institute is also updating its own FAQ on RAAC to help property owners and managers stay up to date with the latest advice and government recommendations.”
