If RAAC is suspected, the first step is to arrange a competent professional assessment rather than relying on assumption or visual inspection alone. Duty holders should avoid disturbing suspected RAAC elements until the risk is understood. A structured assessment can confirm whether RAAC is present, evaluate its condition, identify immediate safety concerns and determine whether temporary controls, monitoring, strengthening or replacement may be required.

The findings should be recorded as part of the building’s safety and asset information.

Once RAAC has been identified, the priority is to assess its condition and any associated structural risk. Depending on the findings, temporary measures such as restricted access, load reduction or structural supports may be required while a detailed assessment is completed.

A professional RAAC survey and structural engineering assessment will determine whether monitoring, strengthening, partial replacement or full removal is the most appropriate course of action. This allows building owners and duty holders to develop a safe, proportionate and evidence-led remediation strategy.

Building owners and duty holders are responsible for ensuring their buildings remain safe and are appropriately managed. This may include landlords, accountable persons, facilities managers, estates teams or organisations responsible for building safety and maintenance.

Where RAAC is identified or suspected, responsibilities may include commissioning competent surveys, assessing structural risk, implementing appropriate control measures, appointing competent professionals and maintaining suitable records.

Depending on the building type and the nature of the works, responsibilities may also be influenced by the Building Safety Act 2022, Building Regulations, CDM Regulations and wider duty holder competence requirements.

Every RAAC remediation project should begin with a clear understanding of the building. Visual inspections may identify potential concerns, but they cannot confirm the structural condition of RAAC or determine the most appropriate remediation strategy.

A professional RAAC survey, supported by intrusive investigation where required, provides the technical information needed to assess risk, develop an engineering solution, establish realistic programme and cost expectations, and support informed decision making throughout the project.

This survey-first approach helps avoid unnecessary work, reduce uncertainty and ensure that any remediation strategy is based on evidence rather than assumption.

A RAAC survey typically includes a review of available building information, inspection of relevant roof, floor or wall areas, targeted intrusive investigations where required and assessment of the structural condition of any suspected RAAC panels.

The assessment may consider cracking, deflection, water ingress, bearing conditions, loading, fixings, deterioration and the building's wider operational use.

The output should be a clear report confirming whether RAAC is present, where it is located, its condition, the level of risk, recommended next steps and whether further structural engineering review, temporary works, remediation or ongoing monitoring is required.

A professional RAAC survey typically provides confirmation of whether RAAC is present, its location and condition, supporting photographs, structural observations, risk assessment and recommendations for monitoring, strengthening or remediation.

The findings provide building owners and duty holders with the technical information required to plan appropriate next steps, support budget and programme planning, and demonstrate effective asset management.

Where required, the survey information can also support compliance records, building safety information, remediation planning and future Golden Thread documentation.

The appropriate RAAC remediation strategy depends on the condition of the material, the building’s use, structural requirements, operational constraints and long-term objectives.

Options may include continued monitoring, load reduction, temporary support, structural strengthening, over-roofing, partial replacement or complete removal and replacement.

Selecting the right solution should always be based on detailed survey findings and structural engineering assessment. RAAC remediation should not be approached as a single standard solution, because each building, structure and risk profile is different.

No. Not every RAAC panel requires replacement. In some situations, continued monitoring, load reduction or structural strengthening may provide an appropriate solution.

The correct approach depends on the condition of the material, its structural performance, evidence of deterioration, exposure to moisture, bearing condition, loading, the building’s operational requirements and the findings of a detailed engineering assessment.

Every building should therefore be assessed individually before remediation decisions are made.

The timescale depends on the level of risk identified during the assessment. High-risk RAAC may require immediate controls, such as access restrictions, temporary supports, load reduction or urgent remedial works.

Medium-risk findings may require planned strengthening, replacement or a defined monitoring regime. Lower-risk panels may remain in place where a competent assessment confirms this is appropriate, provided routine inspection and maintenance are maintained.

The key point is that RAAC should not be ignored once identified. A clear action plan and record of decisions should be maintained.

There is no standard programme for RAAC remediation because every building presents different technical and operational challenges.

Timescales depend on factors such as the size and complexity of the building, survey findings, structural design requirements, temporary works, access strategy, procurement, stakeholder requirements and whether the building remains occupied during construction.

Completing detailed surveys and investigations early helps establish realistic programmes, reduce uncertainty and improve control during delivery.

Yes. Many RAAC remediation projects can be delivered while buildings remain operational, particularly where careful planning, phased construction, temporary protection and effective stakeholder communication are in place.

Working within occupied schools, commercial premises, public-sector buildings and live operational environments requires detailed programming, safe segregation, clear access routes, temporary works planning and close coordination with building users.

Starfish Construction plans RAAC works around safety, continuity and operational requirements to minimise disruption wherever possible. Visit our London School RAAC Remediation project case study to gain a better understanding of the process in an occupied building environment. 

The level of disruption depends on the building, the condition of the RAAC, access requirements and the chosen remediation strategy.

Some projects can be completed in carefully phased sections with limited impact on day-to-day operations, while others may require temporary closures, access restrictions or decanting of specific areas.

Early surveys, practical sequencing, temporary protection, stakeholder communication and clear project planning all play an important role in reducing disruption and helping building users understand what will happen, when it will happen and why.

Yes. Although the primary objective is to address structural safety, RAAC remediation can also create opportunities to improve the building's overall performance.

Roof replacement, upgraded insulation, improved weatherproofing, modern construction materials and better building envelope detailing can help improve thermal performance, reduce future maintenance requirements and extend the building’s operational lifespan.

Where appropriate, RAAC remediation can therefore form part of a wider building performance, safety and asset improvement strategy.

Duty holders should retain clear records showing how RAAC has been identified, assessed, managed and remediated. This may include survey reports, intrusive inspection findings, structural assessments, risk classifications, temporary works information, remediation strategies, design calculations, method statements, compliance records, as-built information, O&M manual updates and ongoing inspection schedules.

Where the Building Safety Act applies, these records may also support wider duty holder responsibilities, including evidence of competent appointments, risk management, prescribed documents, safety case information, Gateway requirements and Golden Thread records.

Starfish Construction has developed a practical RAAC Management Duty Holder Guidance and Checklist to help building owners, surveyors, property managers and duty holders understand the key responsibilities involved when RAAC is identified or suspected. The guide covers five key compliance priorities, including confirming material and structural condition, establishing risk and immediate controls, defining a remediation or removal strategy, ensuring Building Safety Act compliance and maintaining the Golden Thread of information.