APPENDIX G
Filthy or Verminous Properties
Introduction
Section 83 of the Public Health Act 1936 describes action that can be taken against ‘filthy or
verminous’ premises.
Verminous
The act is relatively clear on this section and refers to infestation by rats, mice or insects,
including insect eggs. These must exist within a property as a result of the way in which
someone lives or leave their premises.
Infestation is normally as a result of an accumulation of food waste lying around and suitable
harbourage such as rubbish and refuse. This would usually be accommodation in which no
cleaning takes place, or where there are minimal attempts by the occupier to keep order.
Infestations are possible (occasionally) in clean and tidy accommodation but these would not
normally be dealt with under Section 83.
It may be appropriate to involve the Councils Pest Control Officer.
Filthy
Making an assessment that a property is ‘filthy’ is more difficult and is normally a subjective
decision based on the experience usually of an Environmental Health Officer (EHO). In
examples of ‘filthy premises’ one should expect to see a severe nuisance, which affects health
directly.
Reports of filthy or Verminous premises
Reports of filthy or Verminous premises may come from a variety of sources e.g. neighbours,
caretakers, contractors, social services etc. The Estate Officer may be alerted to the premises,
which may be filthy or Verminous after visiting the premises for other matters such as rent
arrears.
As soon as the Estate Officer is aware of premises which may be of a filthy or verminous nature
such that the health and safety of the tenants or other neighbouring residents are compromised,
the Estate Officer will investigate the case; see below for points to be aware, officers should
also refer to Dealing with Vulnerability for further advice.
Checklist
 Check house file to see if there is any previous history
 Check with Social Services to identify if the tenant has any support from them and if so try
to get them involved
 Check with caretakers/wardens who might be able to tell you a bit about the lifestyle of the
tenant
 Write to the tenant asking them to contact you about a tenancy matter. They may or may
not contact you.
 If the tenant has support workers, try to arrange an interview at home with the support
worker present
 Visiting the tenant at home will give you an opportunity to assess the nature of the filthy and
verminous premises
 Social Services may already be involved but if not and you consider it relevant after visiting
the tenant, consider making a referral. Social Services have a duty to assess vulnerable
tenants and provide support, if necessary, or advice. However the client does not have to
accept any assistance or support offered.
 Sometimes people will not let you into their home, perhaps they are embarrassed about the
mess, or they are quite happy living the way they do and they do not want anyone to
interfere. Perhaps there is someone who can get through to them, a family doctor, social
worker, a family member, a friend, if so try to find them and get them involved
 Filthy or verminous premises become filthy because a tenant becomes too vulnerable to
keep the property clean and proper, support such as home care is not provided to the
tenant.
The Estate Officer should be aware in serious cases of filthy and verminous premises
The tenant may not have electricity, hot water etc, perhaps they have been cut off because the
tenant did not pay the bill.
If someone does not have electricity, what are they using for lighting – candles are a fire hazard
if the tenant is hoarding furniture and newspapers etc.
There may be animals involved; if the property is infested with fleas or the animals are not fed
properly the RSPCA may need to be involved.
Referring to Environmental Health
If the Estate Officer is unable to gain access to a premises, which they suspect to be of a filthy
or verminous nature, or if access is gained but the Estate Officer is unable to make an
assessment of whether the premises is of filthy nature they should consult with Environmental
Health.
The criteria for consulting with Environmental Health are
 The Estate Officer must have made attempts to gain access to the property, including
phone calls, visits and letters for access, letters stating the relevant clause from the
conditions of tenancy
 The Estate Officer must make attempts to deal with the case by trying to involve support
agencies.
 There must be a genuine concern about the tenants health and safety or health and safety
of neighbouring properties.
 The case will be allocated to an Environmental Health Officer with ??? days of being
referred. The EHO will contact the Estate Officer.
 Although the Environmental Health Officers will take the appropriate legal action, the Estate
Officer should still co-ordinate any clearing up as necessary.
The Environmental Health Officers will contact the tenant to make arrangement to access the
premises. The Estate Officer should be present along with any support agencies the tenant is
linked with. If access is denied then the Officers can force entry to the property to make a
subjective assessment. This will only be considered after careful consideration. If there are
animals involved the Environmental Health Officer may ask the RSPCA officers to be present to
enter the premises to make any assessment of whether the animals are subject to any cruelty.
If the premises are assessed to be filthy or verminous the Environmental Health Officer may
serve a Notice under the Section 83.
The Officers consider how the condition of the property affects any neighbouring property and
whether the property is ‘prejudicial to health’ of the occupants. They look at things like:
 Cleanliness of floors
 Are any surfaces clean, are they easily cleanable
 Accumulation of rubbish/organic matter
 Ventilation of the property – can the windows be opened, vent holes – are they free from
obstruction
 Are there large amounts of paper or decomposing paper
 Faeces/urine in property
 The toilet is usable/functional
 Is there water/hot water supply and heating
 Is the property infested with vermin, such as rats, mice, fleas, cockroaches, mice droppings,
rat droppings
 The effect it has on neighbouring property.
If the premises are considered to be of filthy or verminous nature under the Public Health Act
1936 a Notice can be served on the tenant of the premises requiring them to take such steps as
may be specified in the Notice to remedy the condition of the premises by cleansing and
disinfecting them. The Notice may require among other things e.g. removal of wallpapers or
other coverings of the wall or in the case of verminous premises, taking such steps as may be
necessary to destroy or remove vermin.
If a person on whom a Notice is served fails to comply with its requirements, the authority may
themselves carry out the necessary works and recover the costs of the work from the tenant.
Although Section 83 includes a prosecution power (leading to a fine) as well as action in default
this is not normally used in Southend to control filthy or verminous premises as those
responsible are normally more vulnerable residents.
When clearance is required the Estate Officer should obtain a quote from a Contractor from the
approved list to clean. If the cost exceeds £2,000, the case must be referred to the Area
Housing Manager. If the cost exceeds £5000 then the works must go out to tender.
The cost of works must come out the repairs budget and recharge documentation completed
and returned.
Monitoring the clean up
After the clearout the Estate Officer should monitor the situation every three months by visits,
reports from care workers, social services etc to avoid repetition.
Referring to Social Services
If the tenant is not linked to any support network then consideration for referral to Social
Services should be made. Social Services have a duty under the NHS and Community Act
1990 to assess the needs of vulnerable adults and based on the assessment can provide : Information regarding other relevant agencies
 Advice and Social Work support