HHSRS What is it?
And Why Does it Matter?
Every residential property in England and Wales must at all times comply with
HHSRS – the Housing Health and Safety Rating System.
Introduced as the very first item in the Housing Act 2004, it is the system that Councils use to judge your properties for Enforcement Action
HHSRS identifies 29 ‘Hazards’ that Council Inspectors will assess your property for. Any ‘Category 1′ Hazards found will lead to Mandatory Enforcement Action.
Councils also have discretionary powers to Enforce against Category 2 Hazards.
SO what are the 29 Hazards?
Whenever the Council comes to your property to inspect, the law says they MUST assess your property for each and every one of these 29 Hazards. If they find any single one to have a ‘Category 1 Hazard’ they are legally REQUIRED to commence Enforcement Action.
1. Damp and Mould
Threats to health associated with increased prevalence of house dust mites and mould or fungal growths resulting from dampness and/or high humidities.
It includes threats to mental health and social well-being which may be caused by living with the presence of damp, damp staining and/or mould growth
Health effects...
Both the detritus from house dust mites and mould spores are potent airborne allergens.
Exposure to high concentrations of these allergens over a prolonged period will cause sensitisation of atopic individuals (those with a predetermined genetic tendency to sensitisation), and may sensitise non-atopic individuals. Once a person is sensitised relatively low concentrations of the airborne allergen can trigger allergic symptoms such as rhinitis, conjunctivitis, eczema, cough and wheeze.
For a sensitised person, repeated exposure can lead to asthma, and it appears that the severity of the asthma intensifies with increasing humidity, house dust mite and mould levels.
4. Asbestos and MMF
Health effects...
HHSRS Audits
To judge whether they can fine you, Councils use HHSRS – the Housing Health and Safety Rating System – to assess whether you have breached any of the HMO Management Regulations.
Even good landlords who make a mistake face Councils issuing Civil Penalty fines up to £30,000.
Read more to Avoid Fines & Prosecution...
Landlords Defence can assist by coming into your HMO and performing a full HHSRS compliance audit – reporting to you what works need to be done to make your property fully compliant – before the Council inspects and fines you!
11. Crowding and Space
This category covers hazards associated with lack of space within the dwelling for living, sleeping and normal family or household life.
Health effects...
13. Lighting
Health effects...
The health conditions which can be caused by inadequate light include:
a) Depression and psychological effects caused by a lack of natural light or the lack of a window with a view.
b) Disturbance by intrusive artificial external lighting at night.
c) Eye strain from glare and a lack of adequate light (natural or artificial).
d) Flicker caused by certain types of artificial light causes discomfort and may cause photo convulsive reactions to those susceptible.
In addition, the vision of the elderly is slow to adjust to changes in light levels.
16. Food Safety
Threats of infection resulting from inadequacies in provision and facilities for the storage, preparation and cooking of food.
Health effects...
It is estimated that in the general UK population there are 86,000 cases of food poisoning annually.
It is estimated that at least 50% of these cases arise in the home, with some estimates putting the figure even higher – 86% for Salmonella and 97% for Campylobacter.
18. Water Supply
Health effects...
Young children and the immuno-compromised are most at risk from ingested pathogens, and the elderly and immuno-compromised are most at risk from Legionella.
Contamination by radon and lead are dealt with separately.
The quality of water supplied from public mains is outside the HHSRS assessment and is subject to separate controls.
21. Falling on Stairs etc.
This category covers any fall associated with a stairs, steps and ramps where the change in level is greater than 300mm. It includes falls associated with:
Internal stairs or ramps within the dwelling;
External steps or ramps within the curtilage of the dwelling;
Internal common stairs or ramps within the building containing the dwelling and giving access to the dwelling, and those to shared facilities or means of escape in case of fire associated with the dwelling; and
External steps or ramps within the curtilage of the building containing the dwelling and giving access to the dwelling, and those to shared facilities or means of escape in case of fire associated with the dwelling.
It includes falls over guarding (balustrading) associated with the stairs, steps or ramps.
Health effects...
Falls on stairs account for around 25% of all home falls (fatal and non-fatal).
Although fewer falls occur on stairs than on the level, stair falls are much more likely to lead to a Class 1 outcome.
After the age of 40 men are much more likely to die of a fall on stairs or steps in the home than women.
In the age bands 40 to 64, and 75+, a man is almost twice as likely to die from a fall on stairs/steps at home than a woman in the same age band. In the age bands 65 to 74, a man is more likely to die from a fall than a woman, although the difference between the sexes is less marked.
Any fall can result in physical injury, such as bruising, fractures, head, brain and spinal injuries and may even be fatal. The nature of injury is dependent on the distance of a fall, and nature of the surface(s) collided with, as well as on the age and fragility of the person.
Although typically the harm suffered from a fall is a physical impact type of injury, the health of an elderly person can deteriorate generally following a fall. Their cause of death within weeks or months of the initial fall injury can be cardio-respiratory illness, including heart attack, stroke and pneumonia.
28. Position and Operability of Amenities etc.
Threats of physical strain associated with functional space and other features at dwellings.
Read More
2. Excess Cold
Threats to health from sub-optimal indoor temperatures
Health effects...
Fuel gases can cause asphyxiation. This occurs when the fuel gas builds up within the dwelling, displacing the air to such an extent that the occupants are unable to obtain sufficient oxygen to breathe.
The critical oxygen level resulting in asphyxiation is 14% (normal levels being around 21%).
The number of fatalities varies from year to year and may be anything from less than 10 to around 40.
Very young children (those aged under 5 years) are most likely to suffer injury as a result of exposure to uncombusted fuel gas.
Elderly persons, aged 60 years or more, are also vulnerable because, although they are the least likely to be involved in such an accident, the proportion of fatalities is comparatively high.
Pregnant women are also vulnerable.
5. Biocides
Health effects...
7. Lead
Threats to health from the ingestion of lead.
There are two main sources of lead within dwellings – paint and water pipes.
Health effects...
Continual exposure at low levels has been shown to cause mental retardation and behavioural problems in children.
Lead is readily absorbed from the intestinal tract, especially in children, and its absorption is enhanced by dietary deficiency of iron and calcium. There are around 100 cases a year of acute lead poisoning, most of which are attributed to ingestion
of lead from paint.
There are up to about 10 fatalities each year result from lead poisoning. However, the most prevalent risk is Intelligence Quotient (IQ) deficiency in children, rather than acute poisoning. Even with relatively low levels of lead in blood, there are indications that it affects the IQ of children.
9. Uncombusted Fuel Gas
This category covers the threat of asphyxiation resulting from the escape of fuel gas into the atmosphere within a dwelling.
Health effects...
Fuel gases can cause asphyxiation. This occurs when the fuel gas builds up within the dwelling, displacing the air to such an extent that the occupants are unable to obtain sufficient oxygen to breathe.
The critical oxygen level resulting in asphyxiation is 14% (normal levels being around 21%).
The number of fatalities varies from year to year and may be anything from less than 10 to around 40.
Very young children (those aged under 5 years) are most likely to suffer injury as a result of exposure to uncombusted fuel gas.
Elderly persons, aged 60 years or more, are also vulnerable because, although they are the least likely to be involved in such an accident, the proportion of fatalities is comparatively high.
Pregnant women are also vulnerable.
(Note: Poisonings associated with incomplete combustion of gas and the spilling back of combustion products into a dwelling are covered under Carbon Monoxide Risk, and explosions from gas leakages are covered by Explosions Risk.)
12. Entry by Intruders
Health effects...
Potential effects are:
a) the fear of a possible burglary occurrence or recurrence;
b) the stress and anguish caused by a burglary; and
c) injuries caused to occupants by an intruder (aggravated burglary).
The most common harm suffered as a result of burglary, or fear of burglary, is emotional stress, with 28% of victims being affected “very much”, 31% “quite a lot”, and 24% “just a little”37.
The emotional impact is greater for burglaries where there is successful entry to the dwelling.
14. Noise
Threats to physical and mental health resulting from exposure to noise inside the dwelling or within its curtilage.
Health effects...
15. Domestic Hygiene, Pests and Refuse
Health effects...
Health outcomes are gastro-intestinal disease (from spread of infection), and asthma and allergic rhinitis (from allergens).
Household waste may, in addition, present a physical hazard of cuts to young children. Emotional distress is also commonly associated with pest infestations, and accumulations of refuse. Premises which are difficult to keep clean may be a cause of depression and anxiety.
Insect pests can cause allergic reactions. Children who live in dwellings visibly infested with cockroaches show high levels of sensitivity to cockroach allergen.
Contact with cockroaches can cause dermatitis, uticaria, rhinitis, bronchitis and asthma. Some people have an aversion to cockroaches amounting to a phobia and can suffer anxiety when in the presence of the insects.
Insects are also responsible for food spoilage, rendering it unpalatable if not inedible. Insect pests, including flies and cockroaches, are known to be mechanical vectors of diseases, picking up disease causing organisms on their bodies from one source and transferring it. Their behaviour means that they travel from matter such as rotting garbage and animal fæces that are infected to food intended for human consumption.
Rats and mice are known to be infected with pathogenic organisms. Rats have been found to be infected with such zoonotic agents as Yersinia entercolitica (Yersiniosis),Listeria spp (Listeriosis), Cryptosporidium parvum (Cryptosporidiosis), Toxoplasma gondii (Toxoplasmosis), Leptospira spp (Leptospiral Jaundice or Weil’s disease),Trichinella spiralis and Trichuris spp (Whipworm infection).
Birds, such as pigeons, can cause nuisance, carry diseases including Salmonella and can harbour biting insect pests such as the Martin Bug in their nests.
Note that hazards associated with sanitation and drainage, domestic water, personal washing facilities and food safety are each dealt with as separate hazards.
19. Falls associated with Baths etc.
This includes any fall associated with a bath, shower or similar facility.
Health effects...
Although typically the harm suffered from a fall is a physical impact type of injury, the health of an elderly person can deteriorate generally following a fall, and the cause of death of an elderly person within weeks or months of the initial fall injury can be cardio-respiratory illness, including heart attack and pneumonia.
Children younger than 5 years are most likely to fall in the bath or shower. However, the elderly are most at risk because of the more severe health outcomes.
22. Falling between Levels
Health effects...
Falls result in physical injury, including: bruising; puncture injuries; fractures; and head, brain and spinal injuries. The nature of injury is in part dependent on the distance of a fall, and in part dependent on the nature of the surface collided with.
Falls from windows, landings and balconies is an important cause of death within the under five age group because the underlying rate of death for children is low. This is one of the more common causes of death for children (and, for that matter, young adults) – the low average hazard scores reflecting the fact that at this age people are unlikely to die, from whatever cause..
There are around 50 fatal falls from windows in domestic buildings each year, and around 2,300 non-fatal cases treated in hospitals.
There are around 8 fatal domestic balcony falls each year.
24. Fire
Threats from exposure to uncontrolled fire and associated smoke at a dwelling.
It includes injuries from clothing catching alight on exposure to an uncontrolled fire, which appears to be common when people attempt to extinguish such a fire.
Health effects...
26. Collision and Entrapment
Health effects...
3. Excess Heat
Health effects...
6. Carbon Monoxide and Fuel Combustion Products
Health Effects
Carbon monoxide is a colourless, odourless and extremely toxic gas.
At high concentrations carbon monoxide can cause unconsciousness and death.
At lower concentrations, it causes a range of symptoms from headaches, dizziness, weakness, nausea, confusion, and disorientation, to fatigue. In people with ischaemic heart disease it can result in episodes of increased chest pain. Carbon monoxide may also impair foetal development.
Nitrogen dioxide affects the respiratory system, damaging the lining of the airways. At low levels it may cause narrowing of the airways in asthmatics and may exacerbate reactions to allergens such as house dust mites
8. Radiation
This category covers the threats to health from radon gas and its daughters, primarily airborne, but also radon dissolved in water.
Concern has been expressed (though not clearly proven) about the possible health effects of electromagnetic fields (EMFs).
Health effects...
Radiation is the process of energy emission as waves or particles. There are two forms – ionising and non-ionising.
Ionising radiation, which includes alpha (a) particles resulting from the decay of radon, can pass through the tissues of the body and has sufficient energy to damage DNA and cause genetic mutation.
Non-ionising radiation, such as ultraviolet radiation, microwave, and radio-frequency radiation, does not have sufficient energy to damage DNA directly.
Radon gas is the second most important cause of lung cancer after smoking, and most radon exposure occurs at home.
Risk estimates suggest that up to one in 20 cases of lung cancer in the UK can be attributed to residential radon exposure, and this figure will be higher in some areas. This amounts to around 3,000 lung cancer deaths per year, of which 1,000 are in non-smokers.
10. Volatile Organic Compounds
Health effects...
Fire Risk Assessments
Every HMO from 3 persons upwards MUST have a fire risk assessment (whether it needs a licence or not) .
You can do these yourself if you are confident you can demonstrate that you’re a ‘competent person’.
Or you can have our qualified Fire Risk Asssessors do it for you.
Find out more about Fire Risk Assessment...
Is a fire risk assessment mandatory – well it’s not a legislative requirement, as such.
But heaven help you if there is a fire in your property and you are unable to produce one to the inquest. They will throw the book at you!
So, any sensible landlord will make sure they have a regularly updated Fire Safety Assessment that is held off-site from the HMO.
Contact us to undertake your Fire Risk Assessment.
17. Personal Hygiene, Sanitation and Drainage
Threats of infection and threats to mental health associated with personal hygiene, including personal washing and clothes washing facilities, sanitation and drainage.
Health effects...
There are between 2,000 and 20,000 notified cases of dysentery each year and in excess of 80,000 cases of viral gastro-enteritis.
Dysentery (Shigella sonnei) and rotavirus infections are frequent causes of diarrhoea carried by the faecal-oral route. Even if the illness is contracted elsewhere up to 50% of family members may become infected if the hygiene levels are poor.
Although not a direct cause of physical illness, odours associated with poor hygiene, the visual appearance of facilities which are difficult to clean or have stained surfaces, damaged decoration and furnishings resulting from splashing or leaking appliances or drainage, can be a cause of stress and depression.
This is particularly the case where the occupant has little control over the situation, typically in rented accommodation, and where facilities are shared.
As well as causing anxiety and depression, it can also cause tension between people sharing facilities.
It does not include problems with pests associated with defective drainage facilities.
20. Falling on Level Surfaces etc.
Health effects...
While falls on the level tend to result in relatively minor injuries than other falls, they occur more frequently.
Following a fall, the health of an elderly person can deteriorate generally, and the cause of death following an initial fall injury can be cardio-respiratory.
This may include heart attack and pneumonia, and may not necessarily result directly from the impact injury sustained at the time of the fall.
23. Electrical Hazards
Health effects...
25. Flames, Hot Surfaces etc.
Health effects...
Burns or scalds in this hazard category account for the great majority of non-fatal burn accidents (burns caused by uncontrolled dwelling fires result in the most deaths).
The severity of the burn or scald is dependent on its depth and the area covered. The depth of burn is dependent on the temperature of the hot object or liquid, the length of time of exposure, the time taken before corrective action is taken, and the length of time that cold water is applied. How long a hot material can be touched without damage to human tissue also depends on the material, as well as the temperature.
Where the burn or scald is severe, it can result in permanent scarring. Apart from the obvious physical pain, many victims, and also parents of children that are burnt or scalded, suffer acute psychological distress for many years.
27. Explosions
Health effects...
There are around 10 deaths per year in dwellings as a result of explosions, and over 500 non-fatal accidents where the victim was struck by debris from an explosion.
Typical injuries include crushing, bruising, puncture injuries, fractures, and head, brain and spinal injuries.
If the explosion involves a hot water appliance, there may also be scalding.
29. Structural Collapse and Falling Elements
Threat of whole dwelling collapse, or of an element or a part of the fabric being displaced or falling because of inadequate fixing, disrepair, or as a result of adverse weather conditions.
Structural failure may occur internally or externally within the curtilage threatening occupants, or externally outside the curtilage putting at risk members of the public.