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Report: Enhanced Defective Concrete Block Scheme – Systemic Failures and Societal Impact
By: Roisin Gallagher Redress Focus Groups
Date: October 2024
Subject: Critical Failures in the Enhanced Defective Concrete Block Scheme, Repercussions of these Failures and Their Impact on Affected Homeowners, Recommendations and Conclusion
Summary
This report presents a comprehensive assessment of the profound inadequacies and shortcomings of the Enhanced Defective Concrete Block Scheme as it pertains to the ongoing crisis involving thousands of homes across Ireland. The scheme, designed to provide relief to homeowners whose properties were built using defective concrete, has failed on multiple levels. The issues outlined below demonstrate that current government responses, policies, and support measures are woefully insufficient, exacerbating financial, physical, and mental health crises for those affected.
The consequences of these failures are multi-faceted, including direct harm to public health, deepening financial insecurity, and societal disillusionment. Urgent reforms and a holistic reassessment of the scheme are needed to prevent further damage to communities already under duress.
Calling for:
- A complete halt to all activities and operations of the processing of applications for any applicant not being granted full demolition until review of IS465 and demand that for full demolitions the foundations must be included and grant aided
- Multi departmental and organisational emergency meetings with action plans being swiftly developed, agreed and implemented as the only course of appropriate action.
- Retrospective payment of increased rates and grants with immediate effect for all early movers to date.
Key Failures and Consequences
- Inadequate Governmental Support and Response
- Chronic Stress and Health Implications: The government’s inability to provide timely and effective relief has led to widespread chronic stress and trauma. Medical professionals have reported an alarming rise in health issues due to this crisis, including mental health problems and terminal illnesses ie. chronic pulmonary conditions. The worsening living conditions caused by black mould, damp, exposure to harsh weather conditions in structurally unsound homes pose a risk to life.
- Failure to Provide Temporary Accommodation: Many affected families continue to live in hazardous homes. Despite repeated appeals, the scheme refuses to acknowledge the need for temporary accommodation, forcing homeowners to live in unsafe conditions that further deteriorate both their physical and mental health with no sign of help on the way or plans in place to provide any. Precedence has been set with many modular homes being constructed when a need arose in a different capacity in recent years therefore it can be done.
- Scientific Misinformation and Dismissal of Expert Research
- Ignoring Science: The scheme’s recommendation of remedial measures based on flawed information has created confusion and worsened the problem. The government has chosen to follow the erroneous mica freeze-thaw theory, which fails to address the real cause of structural failures: pyrrhotite and internal sulphate attack. This foundational flaw renders partial repairs futile, only complete demolition and removal of foundations will resolve the issue, yet this has and remains to be ignored.
- IS:465 Standard: The creation and implementation of the IS:465 standard are rooted in questionable origins. This standard overlooks the true nature of the crisis and provides only superficial solutions, deeming it ineffective and dangerous. Long ago both its credibility and its long-term efficacy were found useless by scientists, professionals and researchers, yet still it continues.
- Downgrading of remedial options: The questionable difference of opinion and recommendations among professionals. Ignoring/dismissing of conclusive scientific research and evidence bringing ethics and practice into question and legalities of same. Appeals board in place but yet to function or examine any appeals. Appeals process being of a procedural nature focusing on is:465 protocols rather than essential new and up to date information in relation to the properties in question.
- Overwhelmed and Under-resourced Support Structures
- Insufficient Facilitators: There are only two facilitators responsible for managing the application process for thousands of homeowners. With possibly two more facilitators being added to this small workforce this remains grossly inadequate, leaving many applicants unable to access even basic guidance. These facilitators are overwhelmed, with significant delays further eroding the public’s trust in the system.
- Lack of a Support Hub: Calls for the creation of a Support Hub to provide practical, emotional, and physical support have gone unheeded. Without this resource, affected homeowners are left navigating an extraordinarily complex and bureaucratic process alone, adding to their frustration and chronic anxiety.
- The Consequences of Unmet Needs of a Community during a Crisis, along with a list of reputable organisations and sources can be found here – https://redressfocusgroups.ie/dcb-support-hub/
Precedence has also been set here with Cork County Council putting out a tender to build a support hub for Ukrainians in 2022, a copy of which can be provided.
- Financial Hardship and Barriers to Accessing the Scheme
- Shortfalls leaving families saddled with debt: The shortfall of even the smallest properties are saddling families with years of debt on top of still large mortgages of 100k+. The initial shortfall becomes much larger when interest is added over 10/15 years making a 30k shortfall actually more in the region of 45k. This is being repeatedly ignored by the government and banks. By not addressing these shortfalls, barriers to lending and abolishing the cap thousands upon thousands are and will be permanently locked out of the scheme.
- Prohibitive Upfront Costs: Many homeowners are effectively locked out of the scheme due to the significant upfront costs, which ranges from 15k upwards. These financial barriers prevent those most in need from applying for grants, while others are left trapped in dangerous homes that continue to deteriorate. Loans to cover the shortfall between government grants and the actual cost of repairs are out of reach for many due to restrictive eligibility criteria.
- Inadequate Grant Rates: Despite inflation and the escalating cost of materials, grant rates have not been adjusted in a timely manner. Only homeowners applying for the scheme in the future are likely to benefit from rate increases, leaving those who have already applied at a significant disadvantage losing a possible 10% on the cap and 8% on anything below.
- Neglect of Specific Property Types
- Semi-Detached Properties: Homeowners of semi-detached properties face a unique set of challenges that have been completely overlooked in the scheme. There are no provisions or planning in place to address the issues that arise when one half of a semi-detached property is undergoing repairs while the other remains untouched, leading to additional structural and legal complications. Many complications exist here yet have been completely overlooked and left to property owners to work through. Another such complication is the added expense of protecting the other property while one property is being demolished. This expense comes from the grant allowed c. 240k for a semi detached house – no allowances are made for such expenses therefore it is added to the shortfall and left to the homeowner to cover.
- Manipulation, Misinformation, and Public Deception
- Public Misleading and Gaslighting: Government communications regarding the crisis have been misleading, creating the impression that the situation is under control when it is not. The affected homeowners have been subjected to gaslighting tactics, where their legitimate concerns are minimised or dismissed. The government continues to present a facade of action while neglecting those most impacted.
- Refusal to Engage with Affected Communities: There has been a persistent refusal by government officials and stakeholders to engage directly with communities in the most severely affected counties. Immersive visits over a period of days are essential for anyone working on this crisis. The minister for housing has yet to visit Donegal. This lack of acknowledgment exacerbates the feeling of abandonment and fuels public anger.
Recommendations for Immediate Action
- Immediate Revision of the IS:465 Standard: The current standard review must conclude swiftly and revised to reflect the actual scientific causes of the structural defects, particularly the pyrrhotite issue. Full demolitions and foundation removals should be incorporated into the scheme’s standard procedure. The 6 months public consultation and subsequent review of submissions must be reduced to a maximum 6 weeks. All operations MUST CEASE until this review and rewrite of the IS:465 is complete.
- Expansion of the Facilitator Workforce: The government must immediately allocate additional resources to expand the facilitator workforce. At least 20 facilitators are needed to cope with the volume of applications and provide adequate support to affected homeowners.
- Creation of a Comprehensive Support Hub: A centralised Support Hub offering emotional, physical, and practical support for affected homeowners must be established. This hub should provide assistance with application processes, financial advice, and emotional counselling as well as practical support throughout the complex journey of demolition and rebuild and information re energy grants, types of builds, contact details, temporary accommodation, NSAI updates, where to buy building materials etc. Please see Support Hub proposal as written by Redress Focus Groups on the website www.redressfocusgroups.ie
- Financial Relief and Zero Interest Loan Schemes: The government and relative stakeholders must introduce measures immediately to cover shortfalls and upfront costs for applicants and increase grant rates in line with current construction costs. Options should be available to all applicants, including those with poor credit ratings and no borrowing power. Explanations need to be given to homeowners who are retired, elderly, sick or not fit for work therefore not in a position to be eligible to borrow or repay loans. – where do they turn and what are their options?
- Temporary Housing Solutions: Immediate temporary housing should be provided to families living in homes deemed uninhabitable due to health and safety concerns.
- Public Acknowledgement and Transparency: Government officials must engage with the affected communities and be transparent about the extent of the crisis. A nationwide information campaign should be launched to accurately portray the situation and outline the available supports. Essential and immersive visits are arranged asap for all government departments and all stakeholders working in any way on this crisis to ensure prompt and sufficient plans and actions are carried out.
- Representatives from active groups must be allowed to participate in the DCC DCB Steering Group and be in attendance at all meetings going forward. The meetings must be live streamed with minutes and transcripts made publicly available within days of each meeting.
Conclusion
The Enhanced Defective Concrete Block Scheme, as it currently stands, is fundamentally flawed. Its failure to address the core issues at play, from inadequate scientific analysis to insufficient financial and logistical support, is now placing an enormous burden on affected families. Urgent reform is necessary, not only to correct these issues but also to restore public confidence in the government’s ability to protect its citizens.
The time to act has long passed, urgent action in an emergency capacity is now required to prevent this crisis spiralling further out of control. Multi departmental emergency meetings with action plans being swiftly developed, agreed and implemented is the only course of action appropriate.
Roisin Gallagher
Founder
Redress Focus Groups