The Housing Health and Safety Rating System (v2) Practitioners’ Course

Delegate introductions Name Job Employer Knowledge/experience of HHSRS Why on the course © Warwick University 2005

Session 1 Background & Development of the HHSRS (v2)

Research Findings Monitoring the New Housing Fitness Standard (1993) reported on call for arrangement, thermal efficiency, noise, fire, radon, and environment to be added into Standard identified legislative anomalies Building regulation and health and Building regulation and safety (1995) reported that main health and safety hazards in housing not included in Standard used risk assessment to rank hazards © Warwick University 2005

Housing Health and Safety Rating System 1998 – Government commissioned development 2000 – HHSRS (Version 1) released 2003 – Evaluation report published 2003 – HHSRS & HMOs published 2003 – Statistical Evidence published 2006 – HHSRS final version released © Warwick University 2005

Benefits of a Rating System Can include all serious health and safety hazards Can grade severity of assessed danger Can be applied to all dwellings Can be extended and updated as knowledge increases Can provide a more structured approach to assessment © Warwick University 2005

Principle behind Rating System A dwelling, including the structure and associated outbuildings and garden, yard and/or other amenity space, should provide a safe and healthy environment for the occupants and any visitors. © Warwick University 2005

Aims and Assumptions Be evidence based Be hazard based ie, the effect, not the defect Rate the seriousness of the hazard Be practical in its application Be legally sound © Warwick University 2005

Key Terminology Ideal – what is currently perceived to be the safest performance criteria that can be expected from an element Element – any component or constituent part, facility or amenity of a dwelling Deficiency – failure of an element to meet the ideal, whether a result of an inherent (design) fault or because of disrepair or lack of maintenance © Warwick University 2005

Key Terminology Hazard – risk of harm to health or safety arising from a deficiency Harm – adverse effect on the health of a person, whether permanent or temporary, and can include physical injury, illness, conditions or symptoms Health – includes state of physical, mental and social well-being © Warwick University 2005

HHSRS – The Evidence Base To identify hazards in dwellings Extensive literature review Building regulation, health and safety (BRE 2001) To compare threats and provide national benchmarks Home accident surveillance system 1997-1999 English House Condition Survey 1996 Data British Crime Survey Home Office Fire Statistics ONS Mortality Data Hospital Episode Statistics ACORN, RESIDATA, Neighbourhood Statistics, etc © Warwick University 2005

Potential Housing Hazards Arranged into four groups - A - Physiological Requirements B - Psychological Requirements C - Protection Against Infection D - Protection Against Accidents © Warwick University 2005

Potential Housing Hazards A. Physiological Requirements Damp and mould growth etc Excessive cold Excessive heat Asbestos (and MMF) Biocides CO & Fuel combustion products Lead Radiation Uncombusted fuel gas VOCs C. Protection Against Infection Domestic hygiene, Pests & Refuse Food Safety Personal Hygiene Sanitation & Drainage Water supply D. Protection Against Accidents Falls associated with baths etc Falls on the level Falls associated with stairs and steps Falls between levels (e.g from windows), Electrical Hazards Fire Hot surfaces and materials Collision and entrapment Explosions Position and Operability of Amenities Structural collapse and falling elements B. Psychological Requirements Crowding and Space Entry by intruders Lighting Noise © Warwick University 2005

Comparison of Different Hazards Housing hazards differ widely - Slow and insidious - dampness, cold Quick - falls Death very likely - Radon Death very unlikely - noise, poor ergonomics © Warwick University 2005

About the HHSRS Numbers allow comparison of widely differing hazards © Warwick University 2005

About the HHSRS Numbers allow comparison of widely differing hazards Numbers used to reflect surveyor judgments Numbers used take account of potential frequency of occurrence and severity of outcome © Warwick University 2005

HHSRS Hazard Score Formula used to generate a Hazard Score Three sets of figures used - Likelihood of an occurrence Spread of possible harms Harm weightings © Warwick University 2005

Likelihood The likelihood of an occurrence over the next twelve months which could cause harm to a member of the age group vulnerable to that hazard (‘occurrence’ is an event or period of exposure) Likelihood is expressed as a ratio – eg, 1 in 320, 1 in 18; or 1 in 1,000 © Warwick University 2005

Relating People & Hazards Potential hazards assessed in relation to: a member of the most vulnerable age group who might typically occupy or visit the dwelling eg ~ potential hazard from gaps in banisters judged in terms of young child © Warwick University 2005

Harm The possible health outcome(s) from an occurrence, whether temporary or permanent. That is, the adverse physical or mental effect on the health of a person, such as physical injury, illness, or other health condition or symptom. © Warwick University 2005

Spread of Harms While there may be a most likely outcome, there may also be a possibility of one or more other outcomes; e.g, below a 2nd floor window there may be railings on one side and a flower bed on the other; this may mean a 50% chance of death, and a 50% chance of severe bruising. © Warwick University 2005

Spread of Harms Class I – Extreme Class II – Severe The most probable and other possible outcomes given as a percentage of the four main Classes of Harm ~ Class I – Extreme Class II – Severe Class III – Serious Class IV – Moderate © Warwick University 2005

HHSRS Classes of Harm Examples of Class I ~ Examples of Class II ~ Death Permanent paralysis below the neck Malignant lung cancer Regular and severe pneumonia Permanent loss of consciousness 80% or more burn injuries Examples of Class II ~ Asthma Non-malignant respiratory diseases Lead poisoning Legionnaires disease Mild stroke Chronic confusion Loss of a hand or foot Serious fractures Loss of consciousness for days © Warwick University 2005

HHSRS Classes of Harm Examples of Class III ~ Examples of Class IV ~ Rhinitis Hypertension Sleep disturbance Gastro-enteritis Chronic severe stress Loss of a finger Serious puncture wounds Regular and severe migraine Examples of Class IV ~ Occasional severe discomfort Occasional mild pneumonia Broken finger Slight concussion Moderate cuts to face or body Mental stress Severe bruising to body Regular serious coughs or colds © Warwick University 2005

Class of Harm Weightings Weighting given to each Class of Harm to reflect degree of incapacity Class of Harm Weighting I Extreme 10,000 II Severe 1,000 III Serious 300 IV Moderate 10 © Warwick University 2005

HHSRS Hazard Rating Formula Class of Harm & Weighting Likelihood Spread of Harms (%) Product I 10,000 ÷ L X O1 = P1 II 1,000 O2 P2 III 300 O3 P3 IV 10 O4 P4 Hazard Score = P1 + P2 + P3 + P4 © Warwick University 2005

Example Hazard Rating - 1 Assessment of a fall out of a window to a ground floor room - Likelihood - 1 in 18 Spread of Harm Outcomes - Class I - 0% death judged very unlikely Class II - 10% chance of serious fractures Class III - 30% chance of severe concussion Class IV - 60% chance of severe bruising © Warwick University 2005

Example Hazard Rating - 1 Class of Harm Weightings Likelihood Spread 10,000 ÷ 18 x = 1,000 10 556 300 30 500 60 34 Hazard Score 1,090 © Warwick University 2005

Example Hazard Rating - 2 Assessment of a fall out of a window to a fifth floor room - Likelihood - 1 in 180 Spread of Harm Outcomes - Class I - 50% chance of death Class II - 30% chance of serious fractures Class III - 20% chance of severe concussion Class IV - 0% severe bruising very unlikely © Warwick University 2005

Example Hazard Rating - 2 Class of Harm Weightings Likelihood Spread 10,000 ÷ 180 x 50 = 2,778 1,000 30 167 300 20 34 10 Hazard Score 2,979 © Warwick University 2005

Banding of Scores Band Score A 5,000 or more B 2,000 – 4,999 C 1,000 – 1,999 D E F G H I J 500 – 999 200 – 499 100 – 199 50 – 99 20 – 49 10 – 19 9 or less © Warwick University 2005

Session 2 Inspecting properties and Identifying deficiencies © Warwick University 2005

The HHSRS and Enforcement The assessment – Is only concerned with deficiencies attributable to to the design, construction and/or maintenance of the dwelling ie, those deficiencies that are the responsibility of the landlord or owner Current occupiers (if any) and behavioural issues are disregarded Is based on the threat to a member of the age group vulnerable to that hazard © Warwick University 2005

Survey procedure The quality of survey is of prime importance The survey is a means of gathering information (evidence) on which to base decisions It should be thorough and detailed It should include the whole of the dwelling including paths, yards, gardens, rights of way For flats or bedsits it should include rooms, passageways, circulation areas and facilities that are shared or used in common © Warwick University 2005

Application to block of flats Assessing the top floor flat HHSRS applies to - Unit of accommodation (i.e the flat) + Shared facilities (e.g. refuse chutes) + Means of access (e.g. common stairs and lifts) + Common structure (e.g. roof, structural walls, entrance to building) + Shared space (e.g. yard or garden and refuse storage) Top floor flat Ground floor © Warwick University 2005

Application to HMOs is similar Assessing the attic bedsit HHSRS applies to - Unit of accommodation (letting)) + Shared facilities (eg kitchens & bathrooms) + Means of access (eg all common stairs) + Common structure (eg roof & structural walls) + Shared space (eg yard or garden) Attic bedsit 2nd Floor 1st Floor Ground floor Basement letting © Warwick University 2005

Session 3 Introduction to the guidance and its use © Warwick University 2005

© Warwick University 2005

Status of guidance It is very helpful guidance Averages are national averages based on analysis of national statistics and are a reference point Research on the housing and health is a continuing process – users need to keep up-to-date on current evidence HHSRS concentrates on threats to health and safety Quality, comfort and convenience can be considered if there is a potential impact on physical or mental health © Warwick University 2005

HHSRS & Location The dwelling should be able to meet the underlying principles regardless of location Some hazards may be more likely or have greater impact in some areas, reflecting location e.g. areas of high rainfall increase risk of dampness, just as some areas are more affected by radon; cold may be a greater problem depending on latitude or elevation; rat infestations are more likely near watercourses etc entry by intruders may be more of a problem in HMOs Thus, some hazards may score higher in some areas than others but the method of assessment will be consistent © Warwick University 2005

Arrangement of Guidance Introduction Terminology Overview of rating Assessment of conditions using HHSRS Flats and multi-occupied buildings Annexes © Warwick University 2005

The Annexes Landlord’s responsibility Suggested Survey Procedure Examples of the Four HHSRS Classes of Harm Hazard Profiles Selected References and Sources of Further Information © Warwick University 2005

The 29 Hazards A. Physiological Requirements Damp and mould growth etc Excess cold Excess heat Asbestos (and MMF) Biocides CO & Fuel combustion products Lead Radiation Uncombusted fuel gas VOCs C. Protection Against Infection Domestic hygiene, Pests & Refuse Food Safety Personal Hygiene Sanitation & Drainage Water supply D. Protection Against Accidents Falls associated with baths etc Falls on the level Falls associated with stairs and steps Falls between levels (e.g from windows), Electrical Hazards Fire Hot surfaces and materials Collision and entrapment Explosions Position and Operability of Amenities Structural collapse and falling elements B. Psychological Requirements Crowding and Space Entry by intruders Lighting Noise © Warwick University 2005

The Hazard Profiles (Annex D) Description of the Hazard Potential for harm Vulnerable age group National averages Health effects Causes Preventive measures and the ideal Relevant matters affecting likelihood and harm Hazard assessment © Warwick University 2005

Session 4 Rating hazards and the procedure © Warwick University 2005

Deficiencies to Hazards Be aware of the basic functions of the dwelling elements (structure and facilities) A single deficiency may to a greater or lesser extent contribute to more than one hazard Several deficiencies may contribute to one hazard After inspection allocate deficiencies to hazard(s) © Warwick University 2005

Deficiencies to Hazards Similar deficiencies in different locations in the dwelling may contribute to the same hazard e.g. dampness and mould in several rooms It is the cumulative contribution of the deficiencies to the hazard that should be assessed It is a whole dwelling assessment for each hazard © Warwick University 2005

Deficiencies to Hazards Disrepair to an internal wall can lead to hazards from ~ Excess cold Fire Structural failure Domestic hygiene, pests etc Noise Which hazards may depend on the form of construction and the nature, location and extent of the disrepair © Warwick University 2005

Deficiencies to Hazards Disrepair to a floor can lead to hazards from ~ Falls on the level Excess cold Fire Structural collapse etc Radiation Domestic hygiene, pests etc Noise Which hazards may depend on the form of construction and the nature and extent of the disrepair © Warwick University 2005

Deficiencies to Hazards Size or design faults to a window can lead to hazards from ~ Falls between levels Excessive cold Fire Carbon monoxide etc Lead Structural failure Entrapment or collision Damp and mould growth Domestic hygiene, pests etc Entry by intruders Lighting Position and operability of amenities Which hazards may depend on the nature of the deficiency © Warwick University 2005

What are the deficiencies and possible hazards? Rear bedroom wall and ceiling Front bedroom wall and ceiling © Warwick University 2005

What are the deficiencies and possible hazards? Rear extension to bungalow Front and side elevation of bungalow © Warwick University 2005

What are the deficiencies and possible hazards? Staircase and landing in single family house © Warwick University 2005

What are the deficiencies and possible hazards? Staircase Staircase looking up © Warwick University 2005

Procedure for Rating a hazard Having inspected the dwelling and identified deficiencies Allocate deficiencies  hazard(s) Now score the Hazard(s) – Based on the evidence from inspection Judge the likelihood range; and Judge the outcome range for each Class of Harm © Warwick University 2005

Relating People & Hazards Remember hazards assessed in relation to: People in the age range of those for whom the risk arising from a hazard is greater than for any other age group in the population When using the HHSRS consideration of vulnerability to particular hazards is restricted to age groups. It does not extend to vulnerability for other reasons © Warwick University 2005

Example Hazard Rating Class of Harm Weightings Likelihood Spread 10,000 ÷ 180 x 50 = 2,778 1,000 30 167 300 20 34 10 Hazard Score 2,979 © Warwick University 2005

Options for producing a score Options for calculating and recording the Likelihood and Outcome judgments and for calculating the Hazard Score a paper scoring form scoring program for handheld computers (PDAs – Palm OS and PocketPC); and a scoring programme for desk top PCs © Warwick University 2005

Page 1 of the Paper Scoring Sheet © Warwick University 2005

Remember: The numbers in the boxes are Representative Scale Points – eg, 32 represents a scale of 24 to 42 © Warwick University 2005

Pocket PC scoring screen No score After assessment © Warwick University 2005

Matters to note It should not be necessary to review and assess every potential hazard - just those that are significant The inspection is a snapshot at a particular time Where further investigation and measurement are necessary - make a preliminary assessment with the proviso that verification or investigation is required © Warwick University 2005

Judging the likelihood Take into account – The vulnerable age group for the hazard Relevant factors affecting the likelihood (see Guidance) How different is the condition from Ideal What is average likelihood for this type and age of dwelling (see Guidance & program)? Consider site of the deficiencies and hazard © Warwick University 2005

Judging the outcomes Take into account – Relevant factors affecting the outcomes (see Guidance) How different is the condition from Ideal What is average spread of harms for this type and age of dwelling (see Guidance & programme)? Consider site of deficiencies and hazard © Warwick University 2005

A couple of examples to consider Ask yourself: What factors increase the likelihood? What factors affect the spread of harm? © Warwick University 2005

Electrical hazards (23) DESCRIPTION OF HAZARD Dwelling: Mid-terraced house built 1920-1945 Front elevation Meter and main fuse Single socket in main bedroom DESCRIPTION OF HAZARD The house has not been modernised and the electrical installation is that installed in 1970. There is no socket in the front bedroom and no obvious earthing of the installation. The meter and main fuse has been installed in the rear living room. There are two sockets in each room of the ground floor including the kitchen which also contains an additional socket as part of the cooker supply unit © Warwick University 2005

Fire (24.1) Dwelling: First floor front left bedsit, in a 1900, two storey + attic, terraced HMO. Front elevation Rear elevation DESCRIPTION OF HAZARD Background: There are seven bedsits in the house; three on two floors plus the attic. floor. There is a common combined bathroom/wc to the first floor and a common kitchen to the ground floor. There is a whb (with h&c) and a micro-wave cooker in each bedsit. There is a gas fire in each bedsit. Fire Precautions and Means of Escape: All internal doors are standard panel doors. The staircase is not enclosed. There are no smoke or heat detectors and no fire alarms. Fire extinguishers (water) are provided. The electric wiring is not to current standards. © Warwick University 2005

Session 5 The computer scoring programmes and paper-based scoring form and uploading scores © Warwick University 2005

In this session we will:- Show how to use the paper scoring sheet Show how to use the scoring programme whether on PC or handheld computer © Warwick University 2005

Remember: The numbers in the boxes are Representative Scale Points – eg, 32 represents a scale of 24 to 42 © Warwick University 2005

Remember: The numbers in the boxes are Representative Scale Points – eg, 32 represents a scale of 24 to 42 © Warwick University 2005