RAAC removal and roof replacement cost

What drives the cost of RAAC removal and replacement

• Area and access. The size of the roof, its height, and whether cranes and scaffolding can reach it.
• Decanting. Moving the people who use the building, and often renting temporary accommodation, for the whole programme.
• Temporary works. Propping, weather protection and safe working while the roof is open.
• Strip-out. Coverings, insulation, ceilings and services, and any hazardous materials found along the way.
• The new structure. Design, a new deck, waterproofing, insulation and finishes.
• Reinstatement. Services, fit-out and making good before the building can be used again.
• Programme. Every week the building is out of use has its own cost.

How strengthening compares

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 difference comes from what strengthening does not need: no decant, no strip-out, no new roof and no programme with the building closed. The planks that can be kept are strengthened in place, and only planks that are beyond strengthening are replaced.

How we price

We do not use a rate card, because every building differs. 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. Strengthening is priced from the survey and the assessment, so you can set it against the replacement figure for the same roof.