UK: Homeowners from Tillicoultry, already reeling from the chaos and distress caused by the discovery of RAAC concrete in their properties, have now been delivered another blow — this time by J & E Shepherd Chartered Surveyors, who are approved by Clackmannanshire Council. 

Surveyors recently submitted new valuation reports for RAAC-affected properties which included the following figures: 

Market Value at Date of Inspection: £0 

Market Value on Completion of Essential Repairs: £65,000 

Market Value as at 03/06/2025: £0 

Insurance Reinstatement Value: £170,000 

These numbers have sent shockwaves through the community. Most troubling is the repeated assessment that the homes are worth nothing, both now and in the near future, despite a "reinstatement value" (the cost to rebuild the property) soaring to £170,000 — up from £120,000 just a few years ago. 

In stark contrast, a mortgage valuation conducted in 2019 by The Mortgage Works stated the home’s market value to be £70,000, even in its current condition — and the same value after essential works. Now, even after repairs, the value has inexplicably dropped to £65,000, a confusing and seemingly baseless reduction. 

? 1. Drop in Property Value (Post-Repair) 

Previous Value (2019, post-repair): £70,000 
New Value (2025, post-repair): £65,000 

Percentage drop = 

70,000−65,00070,000×100=5,00070,000×100≈7.14%70,00070,000−65,000 ×100=70,0005,000 ×100≈7.14% 

✅ Approximate drop in value: 7.14% 

 

? 2. Increase in Insurance Reinstatement Value 

Previous reinstatement value (2019): £120,000 
New reinstatement value (2025): £170,000 

Percentage increase = 

170,000−120,000120,000×100=50,000120,000×100≈41.67%120,000170,000−120,000 ×100=120,00050,000 ×100≈41.67% 

✅ Approximate increase in reinstatement cost: 41.67% 

Further local market comparisons indicate that two-bedroom homes in Tillicoultry are still selling for an average of £90,000, adding to the frustration and disbelief among homeowners. 

Zero market value — more than an insult 

The ramifications of a “£0” market value go far beyond emotional harm. Under the Building (Scotland) Act 2003, the council could — in theory — seize these homes without compensation, or offer a token sum far below real-world value. This has left many feeling legally and financially exposed. 

Fiona Crichton, one of the affected homeowners, expressed her deep frustration: 

“It’s outrageous that these valuations have been issued. It feels as though the surveyor appointed by the council is working hand-in-hand with them. This entire process is costing us dearly — from paying for these meaningless reports to replacing roofs, and now facing even higher costs this year because of the council’s delays and mishandling.” 

To add insult to injury, Fiona says the council has also refused to acknowledge damage she says was clearly caused by them — despite earlier admitting they would carry out repairs. She shared part of an email from Jim Laird, Team Leader from the Council’s Housing Repairs division, which reads: 

“Whilst we do not believe it was caused by any fault on our part… we are willing to carry out the necessary repairs as soon as the building is deemed safe.” 

Fiona responded: 

“I’m absolutely flabbergasted. They’ve agreed to cover the repairs, yet still refuse to take full responsibility. It’s the same attitude they’ve shown to all RAAC-affected homeowners — they sold us properties with hidden structural risks and now deny any accountability. I’ve completely lost faith in both local and national government.”  

A community failed — again 

Tillicoultry’s RAAC homeowners have faced: 

Evacuation from their homes 

Endless delays in council decisions 

Bureaucratic back-and-forth 

Escalating repair costs 

A complete collapse in home value 

The constant fear of asset seizure with no compensation 

And now, an official stamp that their homes — often their largest investment — are worthless. 

This shocking injustice has reignited calls for full transparency, a public inquiry, and urgent financial redress for all RAAC-affected homeowners in Scotland. 

For now, however, Tillicoultry residents are left fighting a system that appears determined to disown responsibility — and possibly their homes too. 

Wilson Chowdhry, Chair of the UK RAAC Campaign Group, said: 

“These latest valuations are nothing short of a scandal. To assign a market value of zero to people's homes—many of which are still standing, repairable, and clearly comparable to other properties being sold locally—is both misleading and deeply damaging. It sends a chilling message to every affected homeowner across the country: that your life’s investment can be wiped out on paper overnight, and with it, your rights and financial security. 

Worse still, this opens the door for councils to exploit legal loopholes under the Building (Scotland) Act 2003 or equivalent legislation elsewhere, allowing them to issue compulsory purchase orders at minimal or no compensation. Families who bought their homes in good faith, with no disclosure of the presence or risk of RAAC, now face the threat of losing everything—through no fault of their own. 

It is unconscionable that those responsible for approving and managing RAAC-built housing are now walking away from their responsibilities, leaving homeowners to foot the bill for repairs, temporary accommodation, and now shockingly low or zero-valued property reports. We need urgent national intervention. Government must set clear legal protections, ensure fair market compensation, and hold councils accountable. 

The time for hand-washing and blame-shifting is over. These are real people with families, memories, and decades of hard work tied up in these homes. They deserve justice—not silence, evasion, and financial ruin.”