What makes RAAC panels deteriorate?

The main drivers are water and bearing. RAAC is porous, so roof leaks saturate the panels and corrode the thin internal reinforcement, while panels with short or damaged bearings are vulnerable at their supports. Added loads and past alterations can make both worse.

Do you assess every panel or just a sample?

For a safety-critical assessment we aim to inspect every accessible panel, because condition varies across a roof. Where access is genuinely limited we record what can be reached, flag the gaps and recommend how to close them.

Can you assess RAAC that has already been propped?

Yes. We assess propped RAAC in place, recording the panels above the props and the surrounding areas, so the owner understands whether the propping is a short-term measure or part of a longer plan.

How does the condition assessment relate to the risk rating?

The condition assessment gathers the evidence: bearings, deflection, cracking and water damage. The risk assessment uses that evidence to place each element in a risk category so the most urgent work is done first.

RAAC Condition Assessment

Once RAAC is confirmed, a condition assessment grades how the panels are performing: their deflection, cracking, bearing onto supports and any water damage or reinforcement corrosion. RAACScan carries out condition assessments that give engineers and owners the detail they need to judge each element.

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What a condition assessment examines

A condition assessment looks closely at the things that govern how RAAC behaves. Panels are inspected for deflection and sag, for cracking along and across the span, and for the length and quality of their bearing onto walls and beams, which is one of the most important factors in their safety.

We also look for the consequences of water. RAAC is porous, so a leaking roof can saturate the panels, and trapped moisture corrodes the thin reinforcement inside. Rust staining, spalling and soft, deteriorated material are all recorded, because they reduce the strength the panel can still offer.

What we record for each panel

Span, depth and measured or estimated bearing length at each support
Deflection and any visible sag relative to the span
Cracking: position, orientation and width
Water staining, saturation and evidence of past or present leaks
Reinforcement corrosion, spalling and exposed or debonded bars
Previous alterations, added loads, services penetrations and repairs

Why bearings and water matter most

Many serious RAAC concerns come down to two issues: inadequate bearing and water damage. Panels that were installed with too little bearing, or where movement or alteration has reduced it, are vulnerable at the support. Panels that have been repeatedly wetted lose strength as the reinforcement corrodes and the material softens. A condition assessment measures both directly rather than assuming them.

Findings are recorded panel by panel so an engineer can see not just that a roof contains RAAC, but exactly which areas are sound and which need intervention.

How the assessment is delivered

A specialist inspects each accessible panel, measuring and photographing the features above and recording them against a plan. Where access is restricted we use roof-void entry under confined-space procedures, access equipment or drone survey. The result is a condition schedule that feeds directly into a risk assessment and a management plan.

Frequently asked questions

What makes RAAC panels deteriorate?: The main drivers are water and bearing. RAAC is porous, so roof leaks saturate the panels and corrode the thin internal reinforcement, while panels with short or damaged bearings are vulnerable at their supports. Added loads and past alterations can make both worse.
Do you assess every panel or just a sample?: For a safety-critical assessment we aim to inspect every accessible panel, because condition varies across a roof. Where access is genuinely limited we record what can be reached, flag the gaps and recommend how to close them.
Can you assess RAAC that has already been propped?: Yes. We assess propped RAAC in place, recording the panels above the props and the surrounding areas, so the owner understands whether the propping is a short-term measure or part of a longer plan.
How does the condition assessment relate to the risk rating?: The condition assessment gathers the evidence: bearings, deflection, cracking and water damage. The risk assessment uses that evidence to place each element in a risk category so the most urgent work is done first.

Related services and coverage

RAAC Condition Assessment for your building?

Tell us about the building and what you need, and we will advise on the survey.

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