How widespread is the RAAC issue and how do we address the problem?

The closure of more than 150 schools due to RAAC being found couldn’t have come at a worse time, but in truth, we’re only scratching the surface. The reality is that the problem is much more widespread than just places of education, with many other public sector buildings, including hospitals, police stations, courts and even theatres, also at risk.

Firstly, it’s worth pointing out safety is – as it always should be – of paramount importance, and if a material has been found that doesn’t meet the necessary health and safety requirements, action must be taken. Having said that, the government must now have a contingency plan in place with solutions that will allow schools to re-open and also prevent further closings of buildings that provide an essential service to the local government.

Secondly, we need to establish what RAAC is and the technical issues surrounding it. It’s an aerated lightweight cementitious material with no coarse aggregate in pre-cast form and was frequently used in the construction of many public sector buildings between the mid-1960s to 1990s. Mainly found in roofs, occasional walls, floors and sometimes hidden in ceilings, it’s less durable than traditional concrete and research has shown it has a much lower structural loading capacity than other generic reinforced concrete products.

It is also a material that deteriorates much quicker if water is present, such as from roof leaks. This can then compromise the reinforcement bars contained within the planks causing structural concerns – and critically, the lifespan of such planks is estimated to be around 30 years.

With regards to addressing the situation, a stand-out solution would be direct award via a compliant framework agreement – this would negate the need for an open market tendering process, a blessing when time is of the essence.

Effectively, a public sector body initially selects a preferred contractor for a specific project, often relying on previous collaboration to help make the decision. The framework provider then takes care of quality and pricing, before the client puts together a business plan to present to the powers that be, outlining why the chosen contractor is the most suitable choice for carrying out the work. Direct award offers a streamlined and cost-efficient pathway to initiate various projects, while adhering to essential compliance requirements that need to be met for projects funded by local authorities, which may well be the case with some of the works now required.

In terms of the actual works being carried out, there are a number of options available. The authorities can consider structural and building surveying, particularly if they’re unaware to what extent RAAC is present, structural remediation if any of the estate needs to be demolished or replaced, and full demolition if the building cannot provide its intended service or requires remediating for future development.

Regardless of which option the key decision makers go for, it’s important the decision is both well thought-out and made quickly, two things which seldom go together.

Those looking for some advice with regards to surveying, removing and managing the risks of RAAC can download Pagabo’s guide.

David Llewellyn is a framework manager at Pagabo