Housing Health and Safety Rating System

The Housing Act introduced the Housing Health and Safety Rating System (HHSRS) in 2006 as a means of identifying and evaluating defects and deficiencies that may have a potential effect on the health and safety of the occupiers and visitors in a dwelling or house in multiple occupation.

A rating score is produced for each hazard and used to determine what, if any, action needs to be taken to make a property safe. In Portsmouth, any action taken by the council considers:

• the rating score as determined by the HHSRS
• whether we have a duty or a power to act depending on the severity of the hazards identified
• what the most appropriate course of action is to deal with the hazard.

All residential premises should provide a safe and healthy environment for any potential occupier or visitor. To meet this principle, a dwelling (including paths, yards, gardens, outbuildings and boundary structures) should be designed, constructed and maintained with non-hazardous materials and should be free from both unnecessary and avoidable hazards. More information on HHSRS is available in the documents at the foot of the page.

Generally, the landlord or owner is responsible for the provision, state and proper working order of the following:

Exterior and structural elements including:

• doors, roofs, walls and windows
• load bearing elements
• means of access and amenity space

Internal installations associated with:

• food safety including kitchen facilities for food storage and preparation, sinks and sufficient socket outlets
• personal hygiene, sanitation and drainage, including drains, toilets, wash basins, baths and showers
• space, ventilation and water heating
• the supply and use of water, gas and electricity

Also considered:

• in the case of houses in multiple occupation, the adequacy of management arrangements
• the safety of gas installations and appliances
• the condition of the electrical installation including portable appliances provided by the landlord
• the safety of the furniture, furnishings and other upholstered products provided by the landlord

This responsibility does not generally extend to internal decoration or to fixtures and fittings that are provided by the occupier – there is an additional licensing amenity standard that sets out the facilities required in houses in multiple occupation that are subject to the licensing provisions.

The principle behind the system is that a dwelling, any associated outbuildings and amenity space, should provide a safe and healthy environment for the occupants and any visitors.

To that end, a dwelling should be free from hazards and where they are unavoidable they should be made as safe as reasonably practicable.

Houses will be subject to a physical survey that will include the identification and assessment of any hazards found in the following categories:

Damp / mould	Radiation	Noise	Fire
Excess heat / cold	Uncombusted fuel gas	Hygiene	Hot surfaces
Asbestos	Volatile organic compounds	Food safety	Entrapment
Biocide chemicals	Crowding and space	Water supply	Explosions
Poisonous gases	Intruders	Falls	Ergonomics
Lead	Lighting	Electrical	Structural

The inspecting officer will then calculate a rating score for each hazard based on the severity of each hazard and its potential to cause injury to the occupiers. This assessment will be based on the risk to the potential occupant who is most vulnerable to that hazard.

For example, stairs constitute a greater risk to the elderly, so for assessing hazards relating to stairs they are considered to be the most vulnerable group. The very young as well as the elderly are vulnerable to low temperatures. In simple terms, the greater the risk, or more serious the outcome, the higher the overall score.

Hazards are now assessed using a three-band system: High, Medium and Low, replacing the previous A to J bandings.

Hazards that fall into the High band are Category 1and they are the most serious, which we have a duty to deal with. Hazards assessed as Medium or Low are Category 2, which we may deal with if appropriate.

• Tenant guide to the Housing Health and Safety Rating System (HHSRS)
• Landlord and agent guide to the Housing Health and Safety Rating System (HHSRS)

You can also find essential information about the HHSRS for landlords and agents from the Sector Skills Council.