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Housing Health & Safety Rating System
The Housing Act 2004 has introduced a new method of assessing the condition of housing. The method, called the Health and Safety Rating System concentrates on health and safety issues around the home.
The purpose of the new system is to generate objective information in order to determine necessary enforcement action. In order to do this, the system assesses twenty-nine categories of housing hazard. It provides a rating for each hazard expressed as a numerical score, which falls within a band. There are 10 bands. Scores in Bands A to C are called Category 1 hazards. Scores in Bands D to J are called Category 2 hazards.
The system is based on the risk to the potential occupant who is most vulnerable to that hazard. For example, stairs constitute a greater risk to the elderly, so for assessing hazards relating to stairs they are considered the most vulnerable. The very young as well as the elderly are susceptible to low temperatures. A dwelling that is safe for those most vulnerable to a hazard is safe for all.
The Council must take enforcement action to deal with Category 1 hazards and may take action to deal with Category 2 hazards.
Housing Officers will be looking for hazards relating to the following categories:
A - Physiological Requirements
- Damp and mould growth
- Excess cold
- Excess heat
- Asbestos (and man-made fibres)
- Biocides
- Carbon monoxide etc.
- Lead
- Radiation
- Uncombusted fuel gas
- Volatile Organic Compounds
B - Psychological Requirements
- Crowding and space
- Entry by intruders
- Lighting
- Noise
C - Protection Against Infection
- Domestic hygiene, pests and refuse
- Food Safety
- Personal hygiene, sanitation and drainage
- Water supply
D - Protection Against Accidents
- Falls associated with baths
- Falls on the level
- Falls associated with stairs and steps
- Falls between levels
- Electrical hazards
- Fire
- Hot surfaces and materials
- Collision and entrapment
- Explosions
- Ergonomics
- Structural collapse and falling elements
The Housing Act 2004 also introduced new types of enforcement action and notices. These include:
- Improvement Notice – requires works to remove the hazard.
- Prohibition Order – prohibits use of residential dwellings or part of a residential dwelling.
- Hazard Awareness Notice – advises of hazard and recommends remedial action.
- Emergency Remedial Action – where there is imminent danger, the Council will carry out emergency works.
- Make an Emergency Prohibition Order – where there is imminent danger, Council can prohibit use of property immediately.
- Make a Demolition Order – requires property to be demolished.
- Declare a Clearance Area – designated areas will be demolished and redeveloped.
If a hazard is identified and the Council take enforcement action the recipient of the notice/order can appeal to a Residential Property Tribunal.
