Housing Health & Safety Rating System or (HHSRS)

Properties being rented must be safe and therefore a standard has been devised to measure the safety aspects in a property in relation to the likelyhood of an injury or death in a given circumstance.

The key structure of the system is that a dwelling, including the structure and associated outbuildings and garden, yard and/or other amenity space, and means of access, should provide a safe and healthy environment for occupants and, by implication, for any visitors.

It should be borne in mind that all properties contain hazards, for example stairs, gas, electric, hot water, cables, fires, cookers, mats, rugs, glass, appliances etc. and it is not possible (or desirable) to remove all hazards. The emphasis should be to minimise the risk to health as appropriate.

What are the hazards?

• Dampness, excess cold / heat
• Pollutants e.g. asbestos, carbon monoxide
• Lack of space, security or lighting or excessive noise
• Poor Hygiene, sanitation, water supply
• Accidents – fall, electric shock, fires, burns, scalds
• Collisions, explosions, structural collapse

Damp and mould growth caused by rising or penetrating damp should be seen as a high priority
Condensation mould should be addressed by better ventilation and ambient temperatures

Asbestos and such like need to be removed from the property by specialist firms
Carbon Monoxide detectors should be installed

Security measures should be put in place, such as 5 lever locks on main entrance doors, security lighting with PIR detectors

Better provisions for waste products, food. Provisions for storage of cleaning agents away from food storage and preparation areas.

Constant supply of clean hot and cold water

Safeguard against trips or falls due to uneven surfaces, worn carpets etc.
Safeguard against electric shock by having the installation tested by an NICEIC contractor
Safeguard against fires by installing smoke detectors as standard, fire extinguishers and blankets in kitchens.
Safeguard against structural collapse by regular and routine maintenance throughout the letting

The above is the “Beef” that councils have over landlords to ensure that properties are let to a suitable standard. Not only that, under another piece of legislation is The Regulatory Reform (Fire Safety) Order 2005 which applies to all non-domestic premises other than some specifically listed exemptions.
Under this order which now make it mandatory for fire officers have to be consulted on all HMO’s to decide on the best course of action to follow to safeguard against fire in the common areas of HMOs.

Not all HMO’s are the same, and therefore, are treated differently once the Rating Score has been determined, but the basics are always there:

• Fire Safety
• Means of Escape
• Electric Safety
• Gas Safety
• Furniture Safety
• General Hazards, such as trips or falls from uneven surfaces
• Overall amenity standards in the property

Is a fire risk assessment based approach where the responsible person(s) for the premises or area they have control must decide how to address the risks identified, while meeting certain requirements.

By adopting a fire risk assessment , the responsible person(s) will need to look at how to prevent fire from occurring in the first place, by removing or reducing hazards and risks (ignition sources) and then at the precautions to ensure that people are adequately protected if a fire were still to occur. Therefore the main emphasis of the changes will be to move towards fire prevention.

The fire risk assessment must also take into consideration the effect a fire may have on anyone in or around your premises plus neighbouring property. The building fire risk assessment will also need to be kept under regular review.