What is RAAC?
RAAC is a lightweight concrete that was used in the construction of some public and residential buildings between the 1950s and 1990s. It was used in flat roofs, floors, walls and cladding.
Reinforced autoclaved aerated concrete
RAAC and risks
RAAC can become dangerous if it is exposed to water, causing it to fail. This is because it is a weaker, less durable material than traditional concrete.
Where there is concern that RAAC might be present, inspections should be carried out by qualified professionals. The Institute of Structural Engineers (IStructE) provides guidance for surveys and risk assessments.
Is there RAAC in housing in Edinburgh?
We carried out initial investigations into RAAC in 2023. We reviewed asset management systems, historic databases and spreadsheets to search for Council properties with RAAC in them.
The investigations found RAAC to be present in some properties in Crewe Road North and West and in one property in the Gracemount area. We carried out inspections in the affected properties and remediation plans are being progressed.
In May 2025 we received a report that RAAC was present in the roof of a property in Leith. As there were Council properties in the block, we commissioned structural engineers who inspected the block noting there was no immediate danger. Remediation options are being costed for the affected blocks and will be considered by all owners.
Further investigation
Since being notified of the presence of RAAC in housing in Leith, Council officers are re-investigating the presence of RAAC across the Council’s housing stock. This work, started in June 2025 and is due to be completed in early 2026 and involves;
- Project 1: Focusing on properties built in the same period and designed by the same architectural practice as the properties containing RAAC in Leith. As of June 2025, eight blocks in total in Leith have been noted as likely to contain RAAC.
- Project 2: Using the 2024 stock condition survey to identify any blocks potentially containing RACC, where the Council has full or part ownership.
Can the Council help if RAAC is discovered in my home?
In blocks where there is private and Council ownership, any owner can use powers available under the Tenements (Scotland) Act 2004 to assist in decision making about RAAC remediation work. We can assist in the vote process and will engage with owners on their preferred way forward.
If you are concerned about RAAC you can contact us at LRBM@edinburgh.gov.uk for information and support.
Is financial support available from the Scottish Government?
At the end of 2024 the Council Leader wrote formally to the Chancellor of the Exchequer, requesting funding to Scotland to support the remediation of RAAC and to ensure that Edinburgh receives its fair share of funding to address the costs. So far there has been no offer to fund RAAC repairs in Edinburgh from the UK or Scottish Government.
What solutions are there when RAAC is found in housing?
Current solutions include
- replacing RAAC panels in the roof
- fitting a new lowered ceiling in top floor flats which removes the structural properties of the existing RAAC panels and acts as a safe alternative roof and supports the existing RAAC roof
- leaving the RAAC in place but monitoring it regularly to check if it is safe. In practice this can be very difficult to do if the RAAC is concealed.
Next steps (January 2026)
- We will continue to support investigations and remediation work in blocks of homes where there is council housing.
- Continue investigations to gain a full understanding of the presence of RAAC across the City. This will be completed in early 2026.
- Continue to meet with other social landlords to discuss how best to manage RAAC in housing and share best practice.