RAAC Assessment in Spencers Wood and Three Mile Cross
If a survey has found RAAC in a building in Spencers Wood and Three Mile Cross, or you suspect it, the next step is a structural assessment by an engineer who understands the material. Ours is John Staves (CEng FIStructE, MIoD), a chartered structural engineer and one of the UK's leading specialists in RAAC. He works from surveys led by Neil Smuts (MCIOB, MInstNDT, FRCSP), President of the UK Concrete Scanning Standard and a Fellow of the Register of Concrete Scanning Professionals, so the assessment starts from evidence gathered with his questions in mind.
- Assessed by John Staves, CEng FIStructE MIoD, a chartered engineer who specialises in RAAC
- Built on survey and scanning evidence from Neil Smuts, MCIOB MInstNDT FRCSP
- Panel-by-panel: what can stay in use, what needs propping, what needs monitoring
- Strengthen-or-replace answered honestly, with the cost picture
Based in Finchampstead, Wokingham. Spencers Wood and Three Mile Cross is local to us.
What a RAAC assessment in Spencers Wood and Three Mile Cross covers
For a building in Spencers Wood and Three Mile Cross, the assessment answers four questions in order. Is it RAAC? What condition is each panel in, and how does that sit against the Institution of Structural Engineers guidance? What needs to happen now, whether that is nothing, propping, restricted use or monitoring? And what is the long-term answer: manage, strengthen or replace? John Staves (CEng FIStructE, MIoD), a chartered structural engineer and one of the UK's leading specialists in RAAC, answers all four in writing, from the survey evidence gathered by Neil Smuts (MCIOB, MInstNDT, FRCSP), President of the UK Concrete Scanning Standard and a Fellow of the Register of Concrete Scanning Professionals.
Why the assessment decides the budget
An assessment that only says "replace" has not done its job. Some panels are beyond saving and the assessment will say so, but many roofs can be strengthened in place with carbon fibre reinforced polymer designed to the exact capacity required, and the building kept open while it is done. Across the RAAC tenders we cost, a bespoke CFRP scheme engineered for that exact roof frequently comes in at well below 15 per cent of the cost of full replacement. On one tender, a roof costed at around £40 million to replace was priced for strengthening at under £4 million.
The assessment for your building in Spencers Wood and Three Mile Cross sets out which route applies and why, so that you can take a costed decision rather than a default one.
RAAC risk categories and what they mean for Spencers Wood and Three Mile Cross
The Institution of Structural Engineers guidance places RAAC panels in risk categories from those needing no immediate action to those needing action now. The category depends on condition, bearing, deflection, cracking and exposure to water, which is why an assessment needs an inspection with measurements behind it, not a walk-through. For a school, academy, hospital or council building in Spencers Wood and Three Mile Cross, the assessment sets out which category each panel falls in, what that requires, and how the roof can be managed, monitored or strengthened so the building stays in use. The assessment is signed by a Fellow of the Institution of Structural Engineers and is priced per building; a visual survey alone starts from £395.
The buildings in Spencers Wood and Three Mile Cross this applies to
Spencers Wood and Three Mile Cross is villages south of Reading that have grown quickly with the housing allocations around Shinfield. With around 7,600 residents in the Wokingham Borough Council area, it has village schools and community buildings, some of the post-war period, alongside the new development. Frimley Park Hospital, which serves this part of Berkshire, is a publicly identified RAAC hospital and is being replaced under the New Hospital Programme, which has put RAAC on the agenda for every estates team in the area. Buildings of that period are exactly where RAAC turns up: flat or low-pitched roofs, sometimes floors and walls, in schools, halls, health buildings, sports centres and offices built between the 1950s and the mid 1990s.
Prioritising buildings in Spencers Wood and Three Mile Cross
Not every building in Spencers Wood and Three Mile Cross needs a RAAC assessment, and we would rather tell you that than sell you one. The ones that do are flat-roofed, date from the 1950s to the mid 1990s, and have never had RAAC confirmed or excluded by scanning. Under Wokingham Borough Council that generally means village schools and community buildings, some of the post-war period, alongside the new development. Ranked by occupancy and by the consequence of a failure, that list usually puts schools, health buildings and places of assembly first, then offices and industrial units.
Deliverables
You get one document you can act on and put in front of a board, a trust, a governing body or an insurer: the classification of every panel, what must happen now, what should be monitored, and whether the roof is a candidate for strengthening in place. It is signed by John Staves (CEng FIStructE, MIoD), a chartered structural engineer and one of the UK's leading specialists in RAAC. If your building has not yet been surveyed, start with our RAAC survey in Spencers Wood and Three Mile Cross; the assessment follows from it.
Practicalities
We can usually be on site in Berkshire within one to two days, and the report follows within five working days of the site visit, depending on the size of the survey and the level of detail required. Evening, weekend and holiday visits are no problem, which matters for occupied buildings in Spencers Wood and Three Mile Cross. Professional indemnity insurance is held to a maximum of £10 million, with public and employers' liability arranged on a per-site basis, and every assessment is signed by a Fellow of the Institution of Structural Engineers, which is what trusts, NHS estates, insurers and funders look for.
Two named specialists, one team
Neil Smuts, MCIOB MInstNDT FRCSP
Survey, scanning and monitoring. President, UK Concrete Scanning StandardNeil leads the survey, scanning and monitoring side of every Structured Carbon project. He is President of the UK Concrete Scanning Standard, a member of the Chartered Institute of Building and the Institute of NDT, and a Fellow of the Register of Concrete Scanning Professionals. LinkedIn
John Staves, CEng FIStructE MIoD
Structural assessment and CFRP designJohn is a chartered structural engineer and one of the UK's leading specialists in RAAC. He carries out the structural assessment and designs every strengthening scheme. John received both the Regional and the National Innovation Award at the HSBC Commercial Banking and Federation of Small Businesses Small Business Growth Awards for his work on RAAC repair. LinkedIn
Thank you, we have your enquiry
One of the team will come back to you within one working day. If it is urgent, call +44 118 430 8430.
RAAC assessment FAQs
Will my trust, insurer or funder accept the assessment?
Every assessment is signed by a Fellow of the Institution of Structural Engineers, which is what trusts, NHS estates, insurers and funders look for. Professional indemnity insurance is held to a maximum of £10 million, with public and employers' liability arranged on a per-site basis.
What are the RAAC risk categories?
The Institution of Structural Engineers guidance places each RAAC panel in a risk category based on its condition, bearing, deflection, cracking and exposure to water, from panels needing no immediate action to panels needing action now. The assessment states the category for every panel in the building and what each category requires.
What does a RAAC structural inspection cost?
It is priced per building, because size, access and the level of detail required vary enormously; a large hospital estate and a village hall are not the same job. As a guide, a visual RAAC survey starts from £395. A full engineering inspection of a large or complex building, a hospital for example, is priced per building once we know its size, access and the level of detail required.
Who carries out the RAAC assessment?
John Staves (CEng FIStructE, MIoD), a chartered structural engineer and one of the UK's leading specialists in RAAC. He carries out all of the structural calculations and assessments for Structured Carbon.
Do I need a survey before an assessment?
Yes. The assessment is an engineering judgement on evidence, and the evidence comes from the survey. If your building in Spencers Wood and Three Mile Cross has not been surveyed, we do that first, led by Neil Smuts, and deliver the two together.
Can you assess from someone else's survey?
Sometimes. If an existing survey records what the assessment needs, panel by panel, we can work from it. Where it does not, we will say what is missing rather than assess on thin evidence.
What guidance is the assessment based on?
The current Institution of Structural Engineers guidance on RAAC, which is the reference used across the UK for classifying panels and deciding actions.
Also in Spencers Wood and Three Mile Cross
RAAC survey in Spencers Wood and Three Mile Cross
RAAC survey in Spencers Wood and Three Mile Cross, Berkshire, by Neil Smuts MCIOB MInstNDT FRCSP, President of the UK Concrete Scanning Standard.
RAAC survey in Spencers Wood and Three Mile CrossRAAC scanning in Spencers Wood and Three Mile Cross
RAAC scanning in Spencers Wood and Three Mile Cross, Berkshire: non-destructive identification of RAAC planks and their reinforcement by Neil Smuts, President of the UK Concrete Scanning Standard.
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Related: RAAC strengthening, RAAC remediation in Berkshire, RAAC confirmed buildings register, RAAC in schools.