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Private Sector Housing

Housing Health and Safety Rating System (HHSRS)

Rob Watson

Private Sector Housing Manager

Housing Health and Safety Rating System (HHSRS)

What is it?

A method for identifying and assessing the seriousness of hazards arising from property defects and deficiencies, either through poor design, something being missing or lack of repair.

Why new system?

• Each year housing conditions are implicated in up to 50,000 deaths and half a million illnesses requiring medical attention.

• Old fitness standard did not cover suitable heating

(source: Home Accident and Surveillance System)

Housing Health and Safety Rating System (HHSRS)

• Applies to all types of dwellings whether private or public owned

• Consists of 29 hazards which inspectors look for – these can be found here

• HHSRS produces a numerical score and classes hazards in either Category 1 or Category 2

• Council’s are under a legal duty to act where Category 1 (more serious) hazards are found

• System forms the basis of enforcement action for most complaints of poor property standards

• More detailed guidance on HHSRS can be found here

Housing Health and Safety Rating System (HHSRS)

Aims of the System

• To rate the EFFECT and not the DEFECT

• To rate how serious the effect may be on health and safety

• To be supportable by evidence

• To be practical to apply

• To be legally sound and acceptable

Hazards Identified

Physiological requirements

• Damp and mould growth • Excess cold• Excess heat• Asbestos• Biocides• CO & Fuel combustion products• Lead• Radiation• Uncombusted fuel gas

Housing Health and Safety Rating System (HHSRS)

Psychological requirements

• Crowding and space

• Entry by intruders

• Lighting

• Noise

• Domestic hygiene, pests & refuse

• Food safety

• Personal hygiene, sanitation & drainage

Housing Health and Safety Rating System (HHSRS)Protection against accidents

• Falls on the level

• Falls associated with stairs and steps

• Falls between levels (e.g. from windows)

• Electrical hazards

• Fire

• Structural collapse

• Hot surfaces and materials

• Collision and entrapment

• Explosions

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Jargon Buster

• Deficiency – an element not coming up to an acceptable standard or not present

• Hazard – the danger that can occur as a result of the deficiency

• Likelihood – the potential to cause harm within the next 12 months

• Risk – the link between the likelihood of occurrence and the ranges of harm over the next 12 months

• Vulnerable Group – the age group of who may be most at risk from the hazard

Hazard, Health Effect & Preventative Measures

• Hazard – damp and mould

• Possible health effects – breathing difficulties, potential depression and anxiety

• Causes – lack of heating/insulation/ventilation

• Preventative measures – maintaining heating, damp proof courses keep external fabric in good condition, frost protection for pipes & tanks, airbricks for air circulation and extractor fans in wet areas.

• Relevant matters affecting likelihood of harm

• Hazard assessment

Class of Harm

• Weightings given to each class of harm to reflect degree of incapacity to the victim resulting from the occurrence

Class of Harm Weighting

I Extreme 10,000

II Severe 1,000

III Serious 300

IV Moderate 10

Class of harm Likelihood Spread (%)

10,000 (Class I)x 1/56 x 0 = 0

1,000 (Class II) x 1/56 x 10 = 179

300 (Class III) x 1/56 x 30 = 161

10 (Class IV) x 1/56 x 60 = 11

Hazard score (0 + 179 + 161 + 11) = 351

This equates to Band E - Category 2 Hazard

Interpreting Hazard Scores

Hazard Band Hazard Score

A 5,000+

B 2,000 - 4,999

C 1,000 - 1,999

-----------------------------------------------------------

D 500 - 999

E 200 - 499

F 100 - 199

G 50 - 99

H 20 - 49

I 10 - 19

J <10

Action Following Assessment

• NBBC use informal approach with landlords but under a duty for Category 1 Hazards

Interventions include:

• If ‘imminent risk of serious harm’ e.g. defective leaking gas fire, can serve emergency notice

• Council can do remedial work with or without owners consent.

• Improvement Notice

• Prohibition Order or Emergency Prohibition Order

• Not all serious hazards are expensive to remedy or minimise e.g. fitting a window restrictors, handrails.

Most of this is common sense!

• Try hazard spotting yourself

Heating and insulation – excess cold

Handrails on stairs – falls on steps

Trip hazards outside – falls on level surfaces, external steps

Kitchen layout - cooker position, burns

• Consider

Electrical safety reports

Gas reports

Improving security

Window restrictors

Energy Efficiency

• New Regulations preventing renting of F and G rated properties on EPC’s – coming in April 2018

• Update on revised Green Deal expected (BEIS updating) to accommodate this

• Nuneaton and Bedworth Statement of Intent – PRS Landlord get subsidised loft & cavity insulation regardless of tenant benefits

Grant assistance

• Empty Property Loans for up to 10K• Property must have been empty for 6 months• Mortgagee approval needed• Repaid monthly over 5 yrs from rent

• Owner-occupier grants for up to 10k• To Address Cat 1 under HHSRS• Must be on means tested benefit• Warwickshire wide

• Gas Safety Checks / Servicing• Owner-occupiers only• Over 18 on benefit or disabled• Warwickshire wide

Questions?

Contact us:

Private Sector Housing Team

02476 376 376

env.housing@nuneatonandbedworth.gov.uk