Demolition efforts are set to commence next week on residential properties in Aberdeen’s Balnagask area, following their identification as containing reinforced autoclaved aerated concrete (RAAC). Aberdeen City Council has confirmed the appointment of a contractor to begin removing internal materials from Monday, December 8.
The presence of RAAC, a lightweight concrete material utilised in construction between the 1950s and mid-1990s, has prompted a national safety crisis due to its inherent risks. Unlike traditional concrete, RAAC is prone to deterioration, cracking, and potential sudden collapse, often without prior warning.
More than 500 homes in the Torry and Balnagask districts of Aberdeen were found to contain the problematic material, leading to the evacuation of residents. The Aberdeen City Council formally approved plans in August 2024 to demolish these properties and undertake a comprehensive rebuilding of the Balnagask area. This ambitious undertaking is projected to cost upwards of £130 million to £150 million, with the demolition phase alone estimated at £20 million to £25 million. The entire rebuilding programme is anticipated to span five to fifteen years.
The council’s Communities, Housing and Public Protection Committee previously agreed to a phased approach for demolition in March 2025, prioritising vacant council-owned properties.
“Aberdeen City Council has appointed a contractor to carry out planned work at RAAC-affected properties in Balnagask. Removal of internal materials will start on Monday 8th December. Additional security, including fencing, will be put in place,” stated a spokesperson for the local authority.
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Addressing the significant financial implications for affected homeowners, the Scottish Government committed a £10 million funding lifeline in October 2025. This funding was facilitated by accelerating planned affordable house-building developments through the Affordable Homes Supply Programme, creating headroom for the council to support residents. This enabled the council to table “improved and final offers” to private homeowners.
Initially, homeowners were presented with a compulsory purchase order (CPO) framework, which valued properties inclusive of the RAAC defect, potentially resulting in losses of up to £60,000 for some residents. A CPO is a legal mechanism allowing public authorities to acquire private land for public benefit, even without the owner’s consent, typically as a last resort. However, the revised voluntary acquisition deal now offers homeowners the full market value of their properties as if RAAC had not been discovered. This package also includes additional payments of £44,000 for a four-bedroom property, £37,000 for a three-bedroom property, and £20,000 for a one-bedroom property, alongside covering legal and professional fees. This improved offer aims to mitigate the financial distress for private owners who previously faced negative equity due to the material’s devaluation of their homes.
The broader RAAC crisis has impacted public sector buildings across the UK, including schools, hospitals, and other council properties, prompting widespread inspections and remedial actions. The Scottish Housing Regulator reported in November 2024 that RAAC was present in nearly 2,500 socially rented homes across Scotland. The ongoing demolition in Balnagask underscores the extensive challenge faced by local authorities in addressing this legacy construction issue and ensuring the long-term safety and regeneration of affected communities.
