Housing Health and Safety Rating System (HHSRS)

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 8

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?