The Basics: Housing Health and Safety Rating System (HHSRS)
If you’re a Landlord or involved in the housing industry, it won’t be long before you come across the initialism HHSRS. But what does it mean, and what exactly is the point of the Housing Health and Safety Rating System?
What is the HHSRS?
The Housing Health and Safety Rating System (HHSRS) is a risk assessment tool used by Council officers to assess the condition of a dwelling, including its structure, associated outbuildings, and garden/yard, and means of access, to ensure they all provide a safe and healthy environment for the occupants and any visitors. It was introduced under the Housing Act 2004 and applies to residential properties in England and Wales.
The risk assessment acts as the first step local authorities take before considering which powers under Part 1 of the Housing Act 2004 should be used (we'll briefly touch on this section towards the end).
The underlying principle of the HHSRS is that any residential premises should provide a safe and healthy environment for any potential occupier or visitor.
The HHSRS uses a rating system procedure, which requires two judgements from the inspecting officer for each potential hazard. These are an assessment of:
The likelihood in the next twelve months of an occurrence that could result in harm to a member of the vulnerable age group.
The range of potential outcomes from such an occurrence (harm outcomes).
What hazards does the HHSRS look for?
There are 29 hazards identified under the HHSRS. These are arranged into four main groups:
Group A - Physiological Requirements
Hygrothermal conditions and pollutants
Group B - Psychological Requirements
Space, security, light and noise
Group C - Protection against Infection
Hygiene, sanitation, and water supply
Group D - Protection against Accidents
Falls, electric shock, burns and scalds, and building-related collisions
After the assessment, the scoring for each hazard is totalled and then given a band rating from A through to J. Ratings in bands A to C are known as Category 1 hazards, meaning that the property presents a risk of danger and bands D to J are Category 2 hazards and present a lower risk of injury.
HHSRS Operating Guidance is used during an assessment.
The HHSRS Process
Step 1: Inspection
The inspections are essentially carried out in the traditional fashion, i.e. a physical assessment of the whole property during which deficiencies (faults) are noted and recorded, particularly those which could contribute to any of the 29 hazards.
Step 2: Review
The officer will then review the deficiencies identified which could contribute to a hazard.
Step 3: Scoring
Score the hazard. There are three sets of figures used to generate a score:
A weighting for each class of harm (Class I being the most extreme, through to Class IV being moderate). These weightings do not change. Fun fact: When the Building Research Establishment brought together the original data there were seven classes, however, the HHSRS only uses the highest four (those which would require medical attention).
The Likelihood of an occurrence involving a member of the vulnerable age group expressed as a ratio.
The spread of possible harms resulting from an occurrence, expressed by a percentage for each of the four Classes of Harm.
The scoring for each hazard is totalled and then given a band rating from A through to J.
Step 4: Enforcement
Appropriate enforcement actions will be determined and communicated.
Example of a HHSRS Hazard Rating
The Hazard
Assessment of a fall out of a window from a fifth-floor room.
The most vulnerable age group is all persons aged under 5 years of age.
Likelihood
1 in 56
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% chance of severe bruising alone
Calculation
Weighting of 10,000 (Class I) ÷ 56 (Likelihood) x 50 (Spread of Harm) = 8929
Weighting of 1,000 (Class II) ÷ 56 (Likelihood) x 30 (Spread of Harm) = 536
Weighting of 300 (Class III) ÷ 56 (Likelihood) x 20 (Spread of Harm) = 107
Weighting of 10 (Class IV) ÷ 56 (Likelihood) x 0 (Spread of Harm) = 0
Hazard Score
9572
Hazard Band
A
The Hazard Score and Hazard Band equates to a Category 1 Hazard which means the Council must take appropriate enforcement action.
Enforcement Action
Should a Category 1 hazard be identified, the Council have a duty (they must) to take action to ensure the hazard is removed or reduced to an acceptable level. Councils will need to consider taking the following action:
Improvement Notice: An improvement notice requires the person on whom it is served to carry out necessary work that will remove or reduce the hazard.
Prohibition Order: Stops the use of part or all of a building, or restricts the type or number of people living there.
Hazard Awareness Notice: The notice explains what the hazard is. States what action your landlord should take to deal with it, but your landlord doesn't have to do anything.
Emergency Remedial Action: Means such remedial action in respect of the hazard concerned as the authority consider it immediately necessary in order to remove the imminent risk of serious harm.
Emergency Prohibition Order: An emergency prohibition order gives specific restrictions on the use of a building. The order comes into force straightaway.
Demolition Order
Slum Clearance Declaration
How Surrey Property Licensing can help
At Surrey Property Licensing we are all qualified HHSRS Assessors. We aim to ensure that your property meets the required standards set by the Government and Local Councils, thus reducing any enforcement action against you.
To book an HHSRS Assessment please call 01483 608975 or use our contact form.
We also offer a free 20-minute initial consultation to assess your situation and decide how we can best meet your needs. To discuss your specific requirements, or enquire about our competitive pricing structure, please contact us directly.
