HOW CAN RLB SUPPORT YOU?
OUR TEAM
RLB’s team of Chartered Building Surveyors are experienced in identifying RAAC, undertaking initial condition assessments appraising risk, situation, and condition of the material, and helping Responsible Bodies with the appropriate next steps and guiding them through the process.
We have developed a full range of services as part of our identification, monitoring, and rectification solutions supporting our clients’ estates in managing these risks.
OUR SERVICES:
- Desktop assessment of building ages / construction types, to identify potential RAAC buildings, but also eliminate blocks which do not require a survey (such as a year 2000).
- Visual surveys of buildings suspected of RAAC, to identify signs of RAAC which warrant further structural testing / investigations.
- Review of Asbestos management plans or managing further surveys prior to destructive testing.
- Management of destructive testing / investigations by a Structural Engineer, and recommendations.
- Management of laboratory testing by specialists.
- Creation of feasibility studies, with option appraisals, with our inhouse Cost Management team budgeting for, procuring, and managing costs in all aspects of failsafe and remedial works.
- Regular annual inspection and report on condition or deterioration.
- Management and procurement of temporary works and propping.
- Movement management.
- Design, procure, tender and manage remedial works to RAAC construction
OUR EXPERIENCE
EDUCATION
NATIONAL, UK
SERVICES: Condition Data Collection 2 (CDC) Programme and RAAC Inspections
RLB has been appointed by the Department for Education (DfE) as one of three chosen consultants to deliver the commission. The programme involves surveying educational establishments which includes schools and FE colleges and is one of the largest condition data collection exercises in the UK public sector.
The commission acts as a high-level overview covering building fabrics on a block by block assessment. However, during the assessment, RAAC can be identified and located.
RLB has also carried out visual inspections in schools including the preparation of photographic schedules of condition and reports. We worked with the client to facilitate safe access and to identify areas concern. Findings were also recorded using the DfE Capital Portal Account to identify the prevalence of RAAC across the school estate.
GUIDANCE FOR EDUCATIONAL BUILDINGS:
The Department for Education (DfE) has issued guidance dated December 2022 to enable estates teams and others responsible for educational buildings to identify and manage RAAC within their buildings. It sets out a five-stage process that comprises:
- Information collection
- Initial assessment
- Appoint a specialist engineer
- Detailed assessment
- Management and remediation strategy
The DfE has termed school and college leaders, staff, and governing bodies, ‘Responsible Bodies’, whom need to be familiar with understanding the process of assessing, investigating, and developing a RAAC management and remediation strategy moving forward.
Other guidance that is also useful has been issued by the Local Government Association (LGA) and Standing Committee on Structural Safety (SCOSS).
For more information please see below guidance:
Reinforced autoclaved aerated concrete: identification guidance
HEALTHCARE
SHEFFIELD, UK
SERVICES: RAAC Programme/ Cost Management
RLB has provided full cost management services to a NHS Trust from the beginning of their RAAC Plank remediation programme, which is driven by the NHS desire to have all RAAC planks removed from their estate by 2035. In the interim, a programme of failsafe measures is being undertaken to ensure that all of the hospital’s buildings remain safe.
A “best value” hospital was constructed around 1970 from Siporex panels, a proprietary brand of RAAC panel. The panels are used for internal and external walls and the roof. Fortunately, the panels are supported on an in-situ reinforced concrete frame with in-situ cast upper floors, so none of the panels were originally loadbearing although roof plank deflection has since imposed loads in some areas.
Working to a risk-prioritised programme derived from extensive surveys that are also constrained by both the operational hospital environment and annualised capital funding, the failsafe works have adopted a number of approaches. These include reducing roof loadings by relocating plants, replacing sodden insulation, replacing roof coverings to avoid further water penetration into RAAC planks, and installing failsafe supports to the soffits of planks.
The failsafe works include steel section end-bearing supports fixed back to the concrete frame, and steel section ladder-rack to support deflected and high-risk planks across their span.
PUBLIC SECTOR
NATIONAL, UK
SERVICES: RAAC Inspections
RLB is providing building surveying consultancy services and project/programme management for a programme of third-party inspections, acting on behalf of the contractor. We have also undertaken additional inspections, prepared and tendered designs for enabling temporary works at selected sites.
The purpose of the programme is to mitigate immediate risks, ensure the safety of employees and the public, assist in prioritising long-term works and guide the strategy relating to the management of RAAC on the estate.
