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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