Reinforced Autoclaved Aerated Concrete (RAAC) has become a major concern in the UK property sector as older buildings – including schools, hospitals, and commercial estates – are found to contain this ageing material. Once seen as a lightweight and cost-effective alternative to traditional concrete, RAAC is now recognised as having significant structural vulnerabilities that require active management from property owners and facilities managers.
What Is RAAC and Why It Matters
RAAC is a precast concrete used in roofs, floors, and walls of buildings constructed mainly between the 1950s and 1990s. Because it’s porous and less robust than standard concrete, RAAC can deteriorate with age and moisture ingress, leading to cracking and potentially sudden failure. The UK Health & Safety Executive’s guidance notes that RAAC is “less durable than traditional concrete and… liable to collapse”, so identifying it and managing the risk is essential for duty holders.
Why RAAC Is a Growing Concern
The issue of RAAC has been thrust into the spotlight as:
- Greater surveying and building condition checks uncover RAAC in buildings not previously thought to be at risk.
- Regulatory expectations increase, placing emphasis on proactive risk assessment and mitigation.
- Government guidance – especially in the education sector – now recommends that areas with confirmed RAAC be vacated and access restricted until mitigations are in place to prevent risk to occupants.
Although much of the recent guidance has focused on schools and colleges, the fundamental risk applies to any commercial or public building where RAAC may be present.
The Facilities Management Impact
For facilities managers, RAAC presents multiple challenges:
Uncertainty in Asset Condition
Many older buildings lack comprehensive historical records on their construction materials, making it difficult to know if RAAC is present without specialist surveys.
Cost and Compliance Pressures
Temporary safety measures, ongoing inspections, and emergency repairs add both complexity and cost to maintenance budgets.
Operational Disruption
Where RAAC is suspected or confirmed, parts of a building may need to be taken out of use until safe solutions are implemented, which can disrupt business continuity.
Practical Steps to Manage RAAC Risk
Managing RAAC risk effectively means taking a measured, informed approach:
Commission specialist surveys – Engage qualified structural engineers to confirm whether RAAC is present and assess its condition.
Implement ongoing monitoring – Regular inspections focused on cracks, moisture, and movement can identify early signs of deterioration.
Plan for remediation – In many cases, replacement of affected elements may be the safest long-term solution.
Integrate RAAC into your FM strategy – Treat RAAC as a key building risk alongside fire safety, asbestos, and other compliance priorities.
How Hebs Can Help
At Hebs, we support facilities teams, landlords, and building owners across the lifecycle of RAAC risk – from detailed investigation, surveying, and risk assessment through to long-term remediation and coordinated maintenance planning. We work alongside your team to minimise disruption and deliver solutions tailored to complex estates.
Final Thoughts
RAAC will remain an ongoing issue for many ageing assets, and awareness is only the first step. Facilities managers who act early – by identifying risk, gathering expert insight, and planning remedial works – can protect occupants, budgets, and operational continuity well into the future.
If you suspect RAAC may be present in your building, commissioning a specialist survey should be your priority.
Call us – 0151 2360707
Email – info@hebs-group.co.uk
