Survey finding
RAAC concrete flagged in your survey
RAAC (Reinforced Autoclaved Aerated Concrete) became prominent after school closures but also appears in some residential properties. This page explains what the finding means for buyers, why lenders take it seriously, and what specialist input you need before exchange.
Last updated: .
Finding
RAAC concrete
What this usually means
Reinforced Autoclaved Aerated Concrete (RAAC) is a lightweight bubbly concrete used in roof, floor, and wall panels mainly from the 1950s to 1990s in schools, hospitals, and some housing. RAAC panels have a limited design life and are prone to sudden failure, especially if damp has reached the reinforcement. In 2023/24 public awareness grew sharply after high-profile failures in schools.
Why it matters
RAAC can fail without obvious warning and its lifespan is typically shorter than traditional reinforced concrete. Where it is present and deteriorated, lenders and insurers can take a very cautious position. Replacement is complex and often costly. The extent and condition of any RAAC must be established by a specialist engineer before exchange.
Ask your surveyor
- Check:Have you identified RAAC panels in the roof or floor structure, and could you confirm the type and approximate age?
- Check:Was there visible deterioration, sagging, cracking, or signs of moisture to the panels?
Ask the seller
- Check:Are you aware of any RAAC panels in the roof, floor, or walls, and have they been investigated previously?
- Check:Has any structural or specialist survey identified RAAC and recommended action?
Next steps
- •Commission a structural engineer with RAAC experience to inspect and report before exchange.
- •Speak to your mortgage broker immediately, as some lenders are declining properties with identified RAAC panels.
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Free preview: flood risk, EPC rating, crime, tenure and air quality. The £9.99 report adds the remaining 17 checks, 22 in all, drawing on up to 15 public datasets.
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How MyPropertyScan produces this guide, and what it is not
Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.
This page is not:
- Chartered surveying: we do not inspect properties or produce RICS Home Survey reports
- Legal advice: we do not act as conveyancers or advise on title, tenure or contracts
- Mortgage or insurance advice: we are not regulated by the FCA and give no recommendations
Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.
Spotted something out of date or wrong? Email [email protected] and we will correct it and change the update date.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.
- Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
- Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
- Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.