Minimum standards for accommodation
All dwellings should provide a safe and healthy environment for current and future occupants. This relates to the condition of the structure, associated outbuildings, gardens, yard and/ or other amenity space and means of access.
Homes in Multiple Occupation (HMOs) must meet the minimum standards regarding fire precaution, WCs and baths/showers and facilities for the storage, preparation and cooking of food. This includes the provision of an adequate number of sinks with a satisfactory supply of hot and cold running water. This applies to both licensable and non licensable properties.
The Housing Act 2004 contains provisions to replace the current housing fitness regime set out in the Housing Act 1985. The separate Houses in Multiple Occupation (HMO) standards will also be repealed.
April 2006 will see the introduction of licensing of certain categories of HMOs and the use of the new Housing Health & Safety Rating System (HHSRS) for assessing health and safety hazards in the home.
The HHSRS will apply to all residential properties, and provides a system capable of assessing the hazards, and the best way of dealing with them.
What determines whether a property is "safe for human habitation"?
The HHSRS assesses a dwelling against one of 29 housing hazards, and the effects each hazard may have on the occupiers of the property. These hazards are divided into 4 main groups:
- Physiological requirements
Includes thermal conditions: damp and mould, excess cold and excess heat, and pollutants such as Asbestos, Carbon monoxide and Radiation.
- Psychological requirements
Includes space, security, light and noise including crowding and space, access by intruders, lighting and noise.
- Protection against infection
Includes hygiene, sanitation, and water supply e.g. domestic hygiene pests and refuse, personal hygiene sanitation and drainage, food safety, water supply for domestic purposes
- Protection against accidents
Includes falls on and between the levels and on the stairs, electrical hazards, fires, burns, scalding, collisions, cuts and strains.
How are assessments made?
The assessment process is not just a question of spotting defects, but also covers risk assessment, outcomes and effects.
When an inspector finds a hazard, two key tests are applied – what is the likelihood of a dangerous occurrence as a result of this hazard and if there is such an occurrence, what would be the likely outcome?
What action will be taken if a property is 'unsafe'?
If we are aware of a property that is not fit for human habitation, there are a number of approaches we may take.
In some cases grants and loans may be available to improve the property. In other cases we may be able to advise owners on the action that can be taken to make a property ‘safe’ and ‘decent’. Finally, we may decide to take enforcement action, which could involve serving notices and ultimately prosecuting owners who openly fail to fulfil their legal obligations.
The decision taken in the case will have regard to health and safety and will be in accordance with our Private Sector Housing Enforcement Policy.
Does the HHSRS apply to all types of residential accommodation?
The HHSRS applies to residential properties irrespective of whether they are occupied by a homeowner or a tenant. The council is currently exploring ways in which to improve its own stock, and meet the ‘Decent Home Standard’ by 2012/ 13. For more information on this, contact your area housing office direct or call the Lambeth service centre on 020 7926 6000.
If you are a housing association tenant, or a private leaseholder, please refer to: What is not covered within the private sector housing unit.
What should I do if I’m concerned about the standard of my accommodation?
Deciding whether a home meets the standards set out in legislation can be very complex, and can only be fully assessed by an officer experienced in this field.
We may be able to provide advice or take action, but we can only take action if we are aware of any problems.
If you are concerned about the standard of the property where you live, you should contact the private sector housing (environmental health) team at the address above.