Landlords and letting agents urged to understand revamped HHSRS

Landlords are being urged to familiarise themselves with the revamped Housing Health and Safety Rating System (HHSRS) after the government updated its guidance for landlords and letting agents.

The government updated its HHSRS landlord and agents guidance this month to clarify how the system works, following the introduction of the revamped framework in June.

Housing Minister Matthew Pennycook claims the revised HHSRS will make it easier for councils to crack down on landlords who fail to tackle serious hazards.

Number of hazards reduced

The HHSRS was overhauled for the first time in 20 years, with the number of hazards reduced from 29 to 21 after several hazards were combined.

One example is the new ‘falls on the level’ hazard, which brings together falls associated with baths, showers and other washing facilities with falls on level surfaces.

The revamped system also introduces baseline indicators, which provide suggested standards against which assessors can identify potential deficiencies in a property.

The guidance says: “Once the assessor has identified any deficiencies and selected the relevant hazard, they must now assess the likelihood of harm requiring medical intervention over the next 12 months. This requires something more serious than a minor scratch or bruise.

“The assessor must consider the likelihood of harm for someone in the most vulnerable age group rather than the actual occupant. The vulnerable group refers to an age group of individuals who are most susceptible to the harm outcomes from the hazard in question.

“For example, someone aged 65 or over is more likely to fall down the stairs. This is because assessing a house with the most vulnerable persons in mind ensures that the space is made safe not just for the current tenants, but for all potential occupants or visitors.

“The only exception to this is the assessment of “overcrowding and lack of living space” which determines whether the house is suitable for the current household.”

Four levels of harm

Assessors must also consider how serious the consequences could be if an incident occurs.

The revised guidance divides harm into four classes:

• Moderate harm – such as a broken finger, slight concussion or regular serious coughs or colds
• Serious harm – such as sleep disturbance, chronic severe stress or a mild heart attack
• Severe harm – including asthma, a mild stroke or serious fracture
• Extreme harm – including lung cancer, paralysis below the neck or death

Each hazard is scored separately, meaning a property can have a mixture of Category 1 and Category 2 hazards.

The government have provided an example of a property having category 1 and 2 hazards in the guidance.

The guidance explains: “In an example, the lack of a properly installed heating system in a single-family house constructed between 1920 and 1945. The national average likelihood of harm for the excess cold hazard in all properties of this age is 1 in 500. Without a fixed heating system, this property will be considerably worse than the national average for the property age and type.

“In this case, the assessor has determined that the likelihood of harm over the next 12 months in this scenario is far higher than the national average. They determine that the likelihood is 1 in 10. The assessor decides not to change the average national spread-of-harm outcomes. Based on this information, the mathematical formula produces a score of 31,145. This score represents a high risk, it is a Category 1 hazard, and the local council has a duty to take action.”

Councils can now impose civil penalties of up to £7,000 for an initial Category 1 hazard, or issue a single penalty of up to £7,000 covering multiple breaches.

As previously reported by Property118, the National Residential Landlords Association (NRLA) has urged landlords to carry out regular inspections of their properties to make sure they are hazard-free.