RACC Surveys, Why Reinforced Autoclaved Aerated Concrete Is a Risk That Shouldn’t Be Ignored
The issue of Reinforced Autoclaved Aerated Concrete (RAAC) has become a significant concern for building owners, local authorities, and estate managers across the UK. As structural failures continue to make headlines, the need for professional RAAC surveys has never been more urgent.
At Adkins Consultants Ltd, we offer specialist support in identifying, assessing, and managing RAAC-related risks in both public and private buildings. If you are responsible for a building constructed between the 1950s and 1990s, you may be legally and morally obliged to act.
What Is RAAC and Why Is It a Problem?
Reinforced Autoclaved Aerated Concrete is a lightweight, precast material commonly used in flat roof, floor, and wall panels from the 1950s to the 1990s. It was widely used in schools, hospitals, offices, and government buildings because it was easy to handle and offered good thermal performance.
However, RAAC has since proven to be far less durable than traditional concrete. It is porous, prone to moisture ingress, and its strength can deteriorate over time—particularly where water has reached the steel reinforcement inside.
In recent years, several schools and public buildings have suffered unexpected structural failures, prompting widespread surveys and emergency closures. In some cases, panels have collapsed with little or no warning.
Who Needs a RAAC Survey?
If your building was constructed, extended, or refurbished between 1950 and 1995, you may need a RAAC inspection. This is especially important for:
- Schools, academies, and universities
- Hospitals and healthcare facilities
- Civic buildings and town halls
- Leisure centres and public swimming pools
- Commercial buildings with flat roofs or long-span floor panels
- Residential developments converted from older office or industrial buildings
In many cases, property records are incomplete, so a site inspection is the only way to confirm the presence or absence of RAAC.
What Does a RAAC Survey Involve?
A professional RAAC survey involves:
- Visual inspection of roof, ceiling voids, and floor panels
- Sampling and testing, where access permits
- Identification of panel condition, including signs of cracking, deflection, or corrosion
- Assessment of structural risk, including load-bearing capacity
- Reporting, including photographs, findings, and clear recommendations
Where required, we can also provide intrusive investigation and coordinate laboratory testing to confirm the presence and deterioration of RAAC.
What Happens if RAAC Is Found?
If RAAC is identified in your building, it does not automatically mean demolition or closure. However, action is required. Depending on the condition of the panels and the building’s usage, we may recommend:
- Immediate temporary propping
- Load restrictions or space closures
- Regular structural monitoring
- Long-term remediation or replacement of RAAC panels
We work with building owners to develop a practical, risk-based plan, in line with current government guidance and industry best practice.
Is There Legal or Insurance Risk?
Yes. Since the issue of RAAC is now well known, there may be implications if no action is taken. This could affect:
- Health and safety compliance
- Building insurance validity
- Occupier liability
- Funding decisions (particularly for education and healthcare providers)
A documented RAAC survey can help mitigate risk and demonstrate that you’ve taken reasonable steps to ensure the safety of the building’s users.
Why Choose Adkins Consultants Ltd for RAAC Surveys?
At Adkins Consultants Ltd, we have the structural expertise and practical experience required to carry out RAAC surveys to a high standard. Our services include:
✅ Site inspection and structural assessment of suspect RAAC panels
✅ Guidance on access strategy and safe working procedures
✅ Preparation of reports for estates teams, insurers, and local authorities
✅ Design of temporary works and structural solutions where needed
✅ Ongoing support for monitoring, remediation, and repair programmes
Whether you manage a single school or a large portfolio of public buildings, we can help you understand your exposure and act decisively.
Get Peace of Mind with a Professional RAAC Survey
With the government continuing to investigate RAAC across the public estate, the pressure on building owners and asset managers is growing. If you suspect that your property may be affected, don’t delay.
📞 Contact Adkins Consultants Ltd today to arrange a RAAC survey or request advice on managing structural risk in your buildings.
Your duty is to keep occupants safe. Our duty is to help you do just that.
