Property Standards
Landlords are required to satisfy the RSO that they are able to identify and eliminate
the most common unacceptable hazards in their properties. This appendix is a guide
to the hazards and serves only as an introduction. It also provides an indication as to
what standards are expected for fire safety, security, and hygiene and waste disposal
in a property that is managed well
Housing Health and Safety Rating System (HHSRS)
The HHSRS is a method of risk assessing hazards that may be found in residential
accommodation. Landlords should ensure that their properties and boundaries are
maintained, as reasonably practicable, free of any avoidable or unnecessary hazards
as listed in the table below.
The minimum requirement of the Scheme is that there should be no known Category
1 hazards. These are serious hazards for which local authorities must require
appropriate remedial action. There are 29 hazard areas identified, and Appendix X
gives more detail about the types of hazard covered and the risks presented to
occupiers.
PHYSIOLOGICAL
Damp & mould
growth
PSYCHOLOGICAL
Crowding and space
Excess cold
Lighting
Excess heat
Noise
INFECTION
Domestic
hygiene, pests &
refuse
Personal hygiene
sanitation &
drainage
Food safety
Volatile Organic
Compounds
Biocides
Lead
Entry by intruders
Water supply
Asbestos &
manufactured
mineral fibres
Carbon Monoxide &
fuel combustion
products
Uncombusted fuel
gas
Radiation
ACCIDENTS
Falling between
levels
Falls associated
with baths etc
Falling on level
surfaces
Falling on stairs
Electrical hazards
Flames, hot
surfaces
Structural
collapse and
falling elements
Position &
operability of
amenities
Fire
Explosions
Collision and
entrapment
Decent Homes
Ideally, the property should meet the Government’s Decent Homes Standard (see
below) gives more information on this standard and the relevant criteria.
Fire safety precautions
Fire precautions may typically include:

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a fire escape route with a minimum of 30 minutes fire resistance
an automatic fire alarm system
an emergency lighting system sited to protect the route of escape
whole stair lighting, where one switch illuminates all the lights in the stairway
fire escape windows
fire extinguishers
The minimum fire safety requirement for single household / single tenancy property is
the provision of sealed unit 10 year battery operated smoke detectors in the main
circulation areas on each floor. It is not acceptable to provide smoke detectors where
the battery can be accessed and removed. To qualify for Premier level accreditation,
the requirement is the provision of a mains wired interlinked fire detection system
with detectors that comply with BS 5446 Part 1 and sited to protect the route of
escape in case of fire. In most circumstances, this will be the hallway and each
landing in the dwelling, to a minimum standard of Grade D category LD3 as defined
in BS 5839 Part 6: 2004. Such systems should be properly maintained in accordance
with the manufacturer’s instructions.
For Houses in Multiple Occupation (HMO’s), a higher standard of fire detection and
protection is required. Reference should be made to the Local Council’s guidance on
standards for HMO’s for any property where 2 or more households occupy the
dwelling and share some or all of the amenities.
Any Fire alarm and emergency lighting systems should be routinely checked and
maintained by a competent approved electrician, and inspection certificates should
be provided and retained.
All exit routes within a dwelling such as hallways, landings and staircases, so far as
they are under the control of the landlord and as far as reasonably practical, should
be well maintained, safe, unobstructed and free of fixtures and fittings to enable
evacuation of the dwelling in the event of fire.
The Furniture and Furnishings Fire Safety Regulations 1988 require that all
upholstered furniture provided by the landlord in rented accommodation must be fire
resistant and pass tests for fire safety. Furniture owned by a tenant is not
accountable.
Security measures
The front and rear entrance doors and frames should be of robust, external quality
hardwood or period softwood, a minimum of 44mm thick and hung on substantial
hinges. Thin plywood panels will not be accepted.
UPVC doors with a multi-point locking system will be an acceptable alternative.
Locks to front and rear doors should be halfway up the door, with a 5/6 pin cylinder
mortice lock so that exit and/or escape is possible without the use of a key. All locks
to meet the strength requirements of BS3621:1980 – Thief Resistant Locks. Any
glazed area or letter box must be remote from the lock (except where the glazing is
laminated security glass). Where UPVC doors are already fitted, the lock should be
fitted with a cylinder having a thumb turn on the inside face, so that a key is not
necessary to exit the premises.
If the house has patio doors, they should be fitted with an anti-lifting device, and
either a multi-locking system or patio door locks to the top and bottom of the sliding
door.
All windows to the ground floor and to other floors that could be accessed from
external walls or outbuildings should be fitted with window locks to all opening lights.
If present, burglar alarm systems should have a 20 minute cut out and a key holder
nominated to the local authority.
Hygiene and waste disposal
All facilities for the storage, preparation and cooking of food should be capable of
being readily cleaned and being maintained in a clean and hygienic state by the
tenants.
All floor coverings in kitchens, bathrooms and W.C’s should be capable of being
readily cleaned with suitable domestic disinfectant products.
All dwellings should be provided with suitable refuse disposal facilities sufficient for
the number of occupants, as advised by the local authority’s waste collection service.
Landlords should inform tenants of the need for proper refuse management and the
need to comply with any local requirements relating to the separation of recyclable
material from the domestic waste stream.
All appropriate steps should be taken to enforce all tenancy agreement clauses
relating to proper refuse disposal.
Thermal Comfort and Energy Efficiency
Energy efficiency measures are becoming increasingly important in the property
market, and are subject to government regulation through the Energy Performance
Certificate. The Accreditation Scheme operators are committed to improving the
thermal comfort of the private rented housing stock, and have agreed the following
standards with the Nottinghamshire and Derbyshire Energy Efficiency Advice Centre
(EEAC);
INSULATION
Any roof space, void or loft must have fitted a minimum of 270mm (10.5”) British
Standard thermal insulation quilt to all areas.
Properties with cavity walls should have suitable cavity wall insulation. Where there
are no cavity walls, or where the roofspace has been converted into a room and
there is no existing insulation, then you should EITHER strip down the ceiling to the
roof spars and reboard with a proprietary thermal insulation board, OR apply a min.
10mm ‘Sempatep’ or similar proprietary brand insulation material to the ceiling and
internal wall surfaces (where the wall is an outside wall).
All external doors (and openings in doors), windows and skirting boards to outside
walls should be fitted with a good quality draught-proofing material.
HEATING
The minimum requirement for accreditation is that the property must have a suitable
whole house heating system. This can be gas central heating with a radiator in each
habitable room, or mains wired fixed storage heaters in each habitable room.
Hot water can be provided by a multi-point / combi gas boiler or immersion heater.
To qualify for Premier level accreditation, the premises should be centrally heated via
a SEDBUK ‘A’ or ‘B’ rated gas condensing boiler. New installations and conversions
must always be to this standard, and should run both the heating and hot water
systems. If there is no gas supply to the premises, you should contact the EEAC for
advice on energy efficient alternatives. All but one of the radiators must be fitted with
individual thermostatic controls. One of the radiators in the communal areas should
be selected as the one without the thermostat.
Where gas central heating is impractical, each habitable room should be fitted with
an energy efficient electric heater, preferably an Economy 7 storage heater.
Hot water cylinders must be fitted with a thermostat and must be pre-insulated or
provided with a suitable ‘jacket’. Water pipes should be suitably lagged, particularly in
the roof space.
APPLIANCES, ETC.
All ‘white goods’ (e.g. refrigerators, fridge/freezers, washing machines) should be ‘A’
rated appliances - if not now, then on replacement.
A microwave should be provided in every kitchen.
Kettles should be of the ‘rapid-boil’ type.
All internal light fittings should be fitted with energy-efficient light bulbs.
Landlords must complete and return a Home Efficiency Check questionnaire to the
EEAC. The Council will not issue a certificate of compliance for accreditation without
viewing a copy of the Home Energy Efficiency Report from the EEAC.
Summary
There are two levels of property standard that will be considered for accreditation;
1. Standard Accreditation – this is an entry-level accreditation for properties that
may not meet the Government’s Decent Homes Standard, but are free of
Category 1 hazards and meet the Scheme’s minimum requirements.
2. Premier Accreditation – this is where the property meets the Government’s
Decent Homes Standard and achieves a good standard of thermal comfort
and energy efficiency.
The levels can be summarised as shown in the table on the following page;
PROPERTY STANDARD REQUIREMENTS FOR
ACCREDITATION
Standard Level Accreditation
minimum requirements:There should be no known Category 1
hazards as assessed under HHSRS.
The provision of sealed unit 10 year
battery operated smoke detectors in the
main circulation areas on each floor. It is
not acceptable to provide smoke
detectors where the battery can be
accessed and removed.
The property must have a suitable whole
house heating system. This can be gas
central heating with a radiator in each
habitable room, or mains wired fixed
storage heaters in each habitable room.
Hot water can be provided by a multipoint gas boiler or immersion heater.
5-Lever mortice locks to front and rear
entrance doors; Window Locks to all
ground floor and externally accessible
windows. Anti-lift device to patio doors.
Any roof space, void or loft must have
fitted a minimum of 270mm (10.5”) British
Standard thermal insulation quilt to all
areas.
Properties with cavity walls should have
suitable cavity wall insulation.
All internal light fittings should be fitted
with energy-efficient light bulbs.
Hot water cylinders and exposed water
pipes should be suitably lagged,
particularly pipe work in the roof space.
Home Efficiency Check questionnaire
completed and returned.
Premier Level Accreditation
Requirements
Compliance with the Decent Homes
Standard (i.e. no Category 1 hazards,
good standard of repair, modern
amenities and good energy efficiency)
The provision of a mains wired
interlinked fire detection system with
detectors that comply with BS 5446 Part
1, and sited in the hallway and on each
landing in the dwelling, to a minimum
standard of Grade D category LD3 as
defined in BS 5839 Part 6: 2004.
HMO’s are required to meet a higher
standard.
The premises should be centrally heated
via a SEDBUK ‘A’ or ‘B’ rated gas
condensing boiler, which should run both
the heating and hot water systems.
Where gas central heating is impractical,
each habitable room should be fitted with
an energy efficient electric heater,
preferably an Economy 7 storage heater.
The front and rear entrance doors and
frames should be of robust, external
quality hardwood or period softwood, a
minimum of 44mm thick and hung on
substantial hinges. Locks should be
halfway up the door, with a 5/6 pin
cylinder mortice lock so that exit and/or
escape is possible without the use of a
key. All locks to meet the strength
requirements of BS3621:1980 – Thief
Resistant Locks
UPVC doors with a multi-point locking
system will be an acceptable alternative.
As basic level, plus all additional
recommendations in the section ‘Thermal
Comfort and Energy Efficiency’.
An agreed programme of action to
comply with the recommendations of a
Home Energy Efficiency report provided
by the EEAC.
Assessing Category 1 Hazards
Housing Health and Safety Rating System (HHSRS)
The HHSRS is a method of risk assessing hazards that may be found in residential
accommodation. Landlords should ensure that their properties and boundaries are
maintained, as reasonably practicable, free of any avoidable or unnecessary
hazards. The idea behind the Rating System is that local authorities will give priority
to dealing with the greatest risks to health and safety in dwellings.
When local authority officers inspect a dwelling they will look for any risk of harm
to an actual or potential occupier of a dwelling, which results from any deficiency
that can give rise to a hazard. They will judge the severity of the risk by thinking
about the likelihood of an occurrence that could cause harm over the next twelve
months, and the range of harms that could result. The local authority officer will
make these judgements by reference to those who, mostly based on age, would be
most vulnerable to the hazard (VAG), even if people in these age groups may not
actually be living in the property at the time. This means even a vacant dwelling can
be assessed and that if the dwelling is rated as safe for those considered to be most
vulnerable it will be safe for anyone. The HHSRS score is calculated following an
inspection.
Officers will use the formal scoring system within HHSRS to demonstrate the
seriousness of hazards that can cause harm in dwellings. The scoring system for
hazards is prescribed by the Housing Health and Safety Rating System (England)
Regulations 2005 (SI 2005 No 3208) and is also set out in the statutory HHSRS
Operating Guidance.. If there are risks to the health or safety of occupants that
the officer thinks should be dealt with, owners and landlords will have to put
matters right. If the officer finds a serious hazard (i.e. one in the higher scoring
bands A – C, called a Category 1 hazard in the Housing Act 2004) the local authority
will be under a duty to take some form of action to ensure that the hazard is put right.
The minimum requirement of the Accreditation Scheme is that there should be no
known Category 1 hazards. This is also a requirement of the Decent Homes
Standard. There are 29 hazard areas identified, and the following pages give more
detail about the types of hazard covered and the risks presented to occupiers.
No. Hazard
Description
VAG
Factors influencing likelihood of presence of
Category 1 Hazard
1
Dampness and Mould Growth
(Yrs)
House mites; Mould / fungal spores in 1 or more habitable rooms
<14
2
Excess Cold
65+
3
Excess Heat
65+
4
Asbestos and MMF
All
5
Biocides
All
6
Carbon Monoxide / Fuel
Combustion
65+
7
8
Lead
Radiation (Radon)
9
10
Uncombusted Fuel (Escape of
fuel gas)
Volatile Organic Compounds
<3
6064
All
11
12
13
14
15
Crowding and Space
Entry by Intruders
Lighting
Noise
Hygiene, Pests, Refuse
All
All
All
All
All
16
Food Safety
All
17
<5
18
19
Personal Hygiene, sanitation
and drainage
Water Supply
Falls associated with baths etc
20
Falls on level surfaces etc
60+
21
Falls on Stairs etc
60+
22
Falls between levels
<5
23
Electrical Hazards
<5
24
Fire
60+
25
Flames. Hot Surfaces, etc
<5
26
Collision / Entrapment
<5
27
Explosions
All
28
Position/Operability of
amenities etc
Structural Collapse & Falling
Elements
60+
29
All
All
60+
All
other than kitchen / bathroom; Damp staining to 1 or more rooms.
Poor energy efficiency; Draughts; Poor insulation; Poor or
inadequate heating; Respiratory illness / asthma (tenant)
Solar heat gain; Poor ventilation; Excessive insulation; nonprogrammable heating
Ongoing exposure to Asbestos or mineral fibres – properties built
1920-45 or 1946-79; unsealed asbestos/mineral fibres in
accessible position/in disrepair
Exposure to chemicals used in timber and mould growth
treatments; Misuse of biocide products
Exposure to carbon monoxide, nitrogen dioxide or sulphur dioxide
from poor combustion of gas, oil or solid fuel; flue less appliance;
poor maintenance/repair of appliances; poor ventilation
Lead pipes (dwellings pre-1970); Damaged old paintwork
No radon test; High radon reading with no remediation; unsealed
cellar/ground floor; poor ventilation/ air circulation
Threat of asphyxiation by escape of mains gas/LPG – Detectable
odour
Exposure to VOC emitting material at warm temperatures e.g.
UFFI Insulation, chipboards, Paints glues and solvents, fuel
combustion / poor ventilation
Cramped living conditions; not enough bedrooms for occupants
Lack of security to doors/windows to prevent/deter intruder access
Inadequate natural light/ excess artificial lighting
Exposure to excessive noise from external/internal source
Poor design/layout/construction making cleaning difficult; Access
for pests; poor refuse storage facilities
Inadequate provision of and facilities for storage, preparation and
cooking of food
Risk of infection/ stress from inadequacies in provision of personal
washing facilities, toilets, drainage and clothes washing facilities
Risk of infection/illness from a private water supply.
Slippery bath/shower surfaces; lack of space in bathroom; poor
positioning of taps/controls/towel rail etc
Falls on level floors/paths etc or changes in level <300mm from
poor/uneven, slippery, defective or poorly lit surfaces
Changes in level of >300mm from poor repair, steep or narrow
stairs, poor lighting, inadequate handrail, low headroom
Falls from one level to another >300mm – e.g. from
window/balcony, external walls/patio’s etc
Shock and burns from exposure to electricity – poorly maintained
electrical installations/appliances; overloading of sockets; exposed
installations;
Exposure to uncontrolled fire/smoke – defective/poorly maintained
electrics/appliances; no detectors; non-resistant furniture
Burns/ scalds from hot exposed flame/fire, liquids, cooking,
heating, bathing
Low ceilings/headroom (16 yrs +); collision with windows/
Doors/walls; trapping body parts
Risk of exposure to explosion/blast debris – poor gas
installation/appliances; use of LPG in tanks/ heaters
Risk of physical strain from poor layout/use of functional space;
poor location of fixtures/fittings/sockets etc
Exposure to falling/collapsed elements of structure due to poor
fixing, disrepair or structural failure internally and externally.
VAG = Vulnerable Age Group – persons most likely to be vulnerable to the particular hazard
Decent Homes Standard
There are four criteria that make up the Decent Homes standard. These
criteria form a minimum standard to attain ‘decency’. A property must meet all
of the four criteria set out below to be classed as ‘decent’.
CRITERION A
PROPERTY MUST MEET MINIMUM STATUTORY HOUSING STANDARD
To meet this criterion, the property must be free from any Category 1 hazards
as scored by the HHSRS scoring procedure.
CRITERION B
PROPERTY MUST BE IN A REASONABLE STATE OF REPAIR
A dwelling will satisfy this criterion unless either or both of the following apply:
• One or more key building components are old and in poor condition
A key building component is a component that if in poor condition could have
an immediate impact on the integrity of the building such as walls, roof and
windows.
• Two or more non-key building components are old and in poor condition
(e.g. kitchens, bathroom and heating distribution systems).
‘Old and in Poor Condition’
A component is ‘old’ if it is older than its standard lifetime.
Components are in ‘poor condition’ if they require replacement or major
repair.
Components must be both old and in poor condition to fail the standard.
If a component is in poor condition before it reaches the end of its expected
lifetime, it does not render the dwelling non-decent, unless the defect results
in a category 1 HHSRS hazard. However, the condition of the component
should still be addressed by the landlord.
CRITERION C
PROPERTY HAS REASONABLY MODERN SERVICES AND FACILITIES
A dwelling will satisfy this criterion unless it has three or more of the following
deficiencies:
• A kitchen which is more than 20 years old
• A kitchen with inadequate space and layout
• A bathroom which is more than 30 years old
• An inappropriately located bathroom and WC
• Inadequate external noise insulation
• Inadequate size and layout of common entrance areas (blocks of flats only)
Kitchen
For a kitchen to fail the adequate space and layout test, it would be too small to contain all the
excepted items a kitchen should include (such as sink, cupboards, cooker space, worktops)
appropriate to the size of the dwelling.
Bathroom & WC
An inappropriately located bathroom and WC could be if the main bathroom or WC is
accessed through a bedroom that is in use (this would not apply if the dwelling was occupied
by a single person). The dwelling would also fail if the main WC was external or located on a
different floor to the nearest wash hand basin, or if the WC was located off the food
preparation area and a wash hand
basin was not provided.
Noise Insulation
Inadequate insulation from external noise could be where there are high levels of transport or
factory noise. Landlords should ensure their property is installed with acoustic glazing in line
with current building regulations.
CRITERION D
PROPERTY PROVIDES A REASONABLE DEGREE OF THERMAL
COMFORT
The property must have both efficient heating and effective insulation.
Efficient heating includes programmable gas or oil central heating systems,
warm air systems, under floor systems etc. The primary heating system must
be capable of providing heat to two or more rooms of the home, but it should
be remembered that under HHSRS, the landlord has a responsibility to
ensure that the whole home is warm enough for the occupant.
For dwellings with gas/oil central heating, cavity wall insulation and minimum
50mm loft insulation would be an effective package.
For dwellings heated by LPG/solid fuel, at least 200mm of loft insulation as
well as cavity wall insulation is required.
ASSESSING DECENT HOMES COMPLIANCE
The checklist on the following pages will help you to assess whether your
property meets the Decent Homes Standard, and will be of use when
considering an application for the Premier Accreditation Standard. For each of
the 4 highlighted criteria over the page, record the answers to the statements
in the end column to see if there are any failures. A dwelling is non-decent if it
fails one or more of the 4 criteria.
The dwelling will be non-decent if;
Compliance with current minimum statutory housing standard – you have
identified any Category 1 hazards
Modern Services and Facilities – you have answered ‘no’ to 3 or more of the
statements
Thermal Comfort – you have answered ‘no’ to any statement
Reasonable state of repair – you have identified one or more ‘Fail’s in Table A
(Key Components) or two or more ‘Fail’s in Table B (Non-Key components)
ADDRESS:
1. Compliance with current minimum statutory housing standard
Does the dwelling exhibit any category 1 hazards by way of;
1. Damp and Mould growth
11. Crowding/Space
No.(s)
21. Falls - Stairs
2. Excess Cold
12. Intruder Entry
22. Falls - Between Levels
3. Excess Heat
13. Lighting
23. Electrical Hazards
4. Asbestos & MMF
14. Noise
24. Fire
5. Biocides
15. Hygiene, Pests, Refuse
6. CO & Fuel Combustion Products
16. Food Safety
25. Flames, Hot surfaces etc
26. Collision/Entrapment
7. Lead
17. Personal Hygiene, Sanitation and Drainage
8. Radiation
18. Water Supply
9. Uncombusted Fuel Gases
19. Falls - Baths etc
10. VOC's
27. Explosions
28. Amenities - Position etc
20. Falls - on the level
29. Structure - collapse/falling
A dwelling is non decent if any of the above numbers are listed in the end column.
2. Modern facilities and services
Does the dwelling have: (yes/no/not applicable)
A kitchen which is 20 years old or less
A kitchen with adequate space and layout - is it large enough to contain all the required items appropriate to the
size of the dwelling?
A bathroom which is 30 years old or less
An appropriately located bathroom and W.C. - inappropriate = accessed through a used bedroom in a dwelling
occupied by more than a single person, W.C. on a different floor to the nearest whb, W.C. without a whb that opens onto a
kitchen or food preparation area
Adequate noise insulation - only where there are problems of external airborne noise from traffic or factories, for
example
Adequate size and layout of common entrance areas for blocks of flats.
A dwelling is non decent if you have answered 'No' to 3 or more of the above
3. Thermal Comfort
Does the dwelling have: (yes/no/not applicable)
A programmable central heating system.
Programmable = the occupants can control the timing and temperature of the heating. CH system = gas, oil, LPG or solid
fuel with radiators or electric storage heaters
Dwellings with gas/oil programmable central heating - is there either cavity wall insulation (if applicable) or
50mm loft insulation?
Dwellings with electric/LPG/solid fuel programmable central heating - is there:
cavity wall insulation (if applicable)
200mm loft insulation
A dwelling is non decent if you have answered 'no' to any of the above
4. Reasonable State of Repair
Actual
Age
(Yrs)
Check
Needed?
TABLE A
Key
Component;
Life
(Yrs)
Wall Structure
80
Replace 10% or Repair 30%+
Lintels
60
Replace / Major Repair
1 lintel +
Brickwork
(spalling)
30
Replace 10% or repair 30%+
Wall Finish
60
Replace/Repoint/Renew
50%+
Roof Structure
50
Replace 10%+ or Strengthen
30%+
Roof covering
50
Replace, or isolated repairs
required to 50%+
Chimneys
50
Partial rebuild to 1 chimney +
Windows
40
Replace at least 1 window, or
Repair or replace sash to 2+
(only
check if
age > life)
Condition not reasonable if
Age > life AND component
requires -
OK /
Fail
(excludes easing, reglazing, painting)
External doors
40
Replace at least 1 external
door
C/H Boiler
15
Requires replacing or major
repair
Heaters/Fires
30
Requires replacing or major
repair
Electrical system
30
Complete re-wire or major
repair
Property non-decent if there are any components where age > Life AND require
replacing or major repair (i.e. one or more ‘Fail’s in end column)
TABLE B
Non-Key
Component;
Life
(Yrs)
Kitchen
30
Actual
Age
(Yrs)
Check
Needed?
(only
check if
age > life)
Condition not reasonable if
Age > life AND component
requires -
OK /
Fail
Major repair or replace 3 or
more items out of the 6 (cold
water, drinking supply, hot water,
sink, cooking provision,
cupboards,worktop)
Bathroom
40
Central Heating
distribution
40
Major repair or replace 2 or
more out of bath/ wc / wash
basin
Replace or major repair
Property non-decent if there are two or more non-key components where
age > Life AND require replacing or major repair (i.e. 2 or more ‘Fail’s in end
column)