Demolition has commenced on hundreds of residential properties in Aberdeen’s Balnagask area, identified as structurally unsound due to the presence of Reinforced Autoclaved Aerated Concrete (RAAC). This marks a significant phase in the city council’s long-term plan to address the widespread issue of the compromised building material in the Torry community.
More than 500 properties in Balnagask, comprising both council-owned and private residences, were constructed using RAAC, a lightweight concrete popular between the 1950s and mid-1990s. Unlike traditional concrete, RAAC is less dense and more porous, exhibiting a “bubbly” internal structure. Experts have long highlighted its limited lifespan, estimated at around 30 years, and its susceptibility to structural degradation, particularly when exposed to moisture. The material’s deficiencies can lead to “excessive deflections and cracking” and pose a risk of sudden collapse, often without prior warning.
Residents in the affected Balnagask homes were initially alerted to the risk of collapse in 2023. Following structural surveys that revealed “high risk factors,” Aberdeen City Council formally approved plans for the demolition and replacement of the properties in August 2024. This decision initiated a protracted process of rehousing affected residents and facilitating property buy-backs.
In October 2025, the Scottish Government committed £10 million in funding through the Affordable Housing Supply Programme to assist the council in acquiring homes and supporting residents. While this funding supports housing initiatives, an Aberdeen City Council spokesperson clarified that “no funding has been received or committed for RAAC-related works from the Scottish Government. The £10million is not for RAAC-related works; it is to support the Affordable Housing Supply Programme, as explained.”
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The current demolition phase targets an initial block of buildings, with broader demolition activities across the site scheduled to commence in early September. A £5.8 million building warrant was approved in July 2026 to facilitate the second phase of demolition, encompassing 277 properties. The streets impacted by this extensive programme include North Balnagask Road, Balnagask Road, Burnbank Place, Burnbank Terrace, Downies Brae, Farquhar Road, Farquhar Brae, Girdleness Road, Lochnagar Road, Pentland Crescent, Pentland Road, and Rockall Place.
An Aberdeen City Council spokesperson confirmed: “Demolition work of RAAC affected properties in Balnagask has moved into the structural phase this week. The demolition of an initial block is being undertaken prior to wider demolition taking place across the site which is due to commence in early September. These works will be monitored in line with approved health and safety and demolition methodology.”
The entire demolition process for all RAAC-affected properties in Balnagask is anticipated to be completed by 2028, paving the way for future redevelopment of the area. The total estimated cost for demolition is between £20 million and £25 million, with the subsequent rebuilding phase potentially exceeding £150 million.
