the housing health and safety rating system (v2) practitioners’ course

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

© Warwick University 2005

Delegate introductions

• Name

• Job

• Employer

• Knowledge/experience of HHSRS

• Why on the course

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


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


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


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.


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


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


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

symptomsHealth – includes state of physical, mental

and social well-being


HHSRS – The Evidence BaseTo 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


Potential Housing Hazards

Arranged into four groups -

A - Physiological Requirements

B - Psychological Requirements

C - Protection Against Infection

D - Protection Against Accidents


Potential Housing Hazards

A. Physiological RequirementsDamp and mould growth etc Excessive coldExcessive heat Asbestos (and MMF) BiocidesCO & Fuel combustion productsLeadRadiationUncombusted fuel gasVOCs

C. Protection Against InfectionDomestic hygiene, Pests & RefuseFood SafetyPersonal Hygiene Sanitation & DrainageWater supply

B. Psychological RequirementsCrowding and SpaceEntry by intrudersLightingNoise

D. Protection Against AccidentsFalls associated with baths etcFalls on the levelFalls associated with stairs and stepsFalls between levels (e.g from windows),Electrical HazardsFireHot surfaces and materialsCollision and entrapmentExplosionsPosition and Operability of AmenitiesStructural collapse and falling elements


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


About the HHSRS• Numbers allow comparison of

widely differing hazards


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


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


LikelihoodThe 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


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


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.


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.


Spread of Harms

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


HHSRS Classes of Harm

Examples of Class I ~• 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


HHSRS Classes of Harm

Examples of Class III ~• 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


Class of Harm Weightings

Class of Harm Weighting

I Extreme 10,000

II Severe 1,000

III Serious 300

IV Moderate 10

Weighting given to each Class of Harm to reflect degree of incapacity


HHSRS Hazard Rating Formula

Class of Harm & Weighting

Likelihood Spread of Harms (%)

Product

I 10,000 ÷ L X O1 = P1

II 1,000 ÷ L X O2 = P2

III 300 ÷ L X O3 = P3

IV 10 ÷ L X O4 = P4

Hazard Score = P1 + P2 + P3 + P4


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




Likelihood Spread

10,000 ÷ 18 x 0 = 0

1,000 ÷ 18 x 10 = 556

300 ÷ 18 x 30 = 500

10 ÷ 18 x 60 = 34

Hazard Score = 1,090



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




Likelihood Spread

10,000 ÷ 180 x 50 = 2,778

1,000 ÷ 180 x 30 = 167

300 ÷ 180 x 20 = 34

10 ÷ 180 x 0 = 0



Banding of Scores

Band ScoreA 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


Session 2

Inspecting properties and Identifying deficiencies


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

The HHSRS and Enforcement


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


Application to block of flatsHHSRS 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

Assessing the top floor flat


Application to HMOs is similar

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

Basement letting

Ground floor

1st Floor

X Shared bathroom

2nd Floor

Assessing the attic bedsit


Session 3

Introduction to the guidance and its use


• 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

Status of guidance


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


1. Introduction

2. Terminology

3. Overview of rating

4. Assessment of conditions using HHSRS

5. Flats and multi-occupied buildings

6. Annexes

Arrangement of Guidance


A. Landlord’s responsibility

B. Suggested Survey Procedure

C. Examples of the Four HHSRS Classes of Harm

D. Hazard Profiles

E. Selected References and Sources of Further Information

The Annexes


The 29 HazardsA. Physiological RequirementsDamp and mould growth etc Excess coldExcess heat Asbestos (and MMF) BiocidesCO & Fuel combustion productsLeadRadiationUncombusted fuel gasVOCs

C. Protection Against InfectionDomestic hygiene, Pests & RefuseFood SafetyPersonal Hygiene Sanitation & DrainageWater supply

B. Psychological RequirementsCrowding and SpaceEntry by intrudersLightingNoise

D. Protection Against AccidentsFalls associated with baths etcFalls on the levelFalls associated with stairs and stepsFalls between levels (e.g from windows),Electrical HazardsFireHot surfaces and materialsCollision and entrapmentExplosionsPosition and Operability of AmenitiesStructural collapse and falling elements


• 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

The Hazard Profiles (Annex D)


Session 4

Rating hazards and the procedure


• 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)

Deficiencies to Hazards


• Similar deficiencies in different locations in the dwelling may contribute to the same hazarde.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



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



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



• Falls between levels• Excessive cold• Fire• Carbon monoxide etc• Lead• Structural failure• Entrapment or collision

Deficiencies to Hazards Size or design faults to a window can lead to hazards from ~

• 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


What are the deficiencies and possible hazards?

Rear bedroom wall and ceiling Front bedroom wall and ceiling



Rear extension to bungalow Front and side elevation of bungalow



Staircase and landing in single family house



Staircase Staircase looking up


1. Having inspected the dwelling and

identified deficiencies

2. Allocate deficiencies hazard(s)

3. Now score the Hazard(s) –

Based on the evidence from inspection

a. Judge the likelihood range; and

b. Judge the outcome range for each Class

of Harm

Procedure for Rating a hazard


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

Relating People & Hazards


Example Hazard Rating


Likelihood Spread

10,000 ÷ 180 x 50 = 2,778

1,000 ÷ 180 x 30 = 167

300 ÷ 180 x 20 = 34

10 ÷ 180 x 0 = 0



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

Options for producing a score


Page 1 of the Paper Scoring Sheet


Remember:

The numbers in the boxes are Representative Scale Points – eg, 32 represents a scale of 24 to 42

HHSRS V2 SCORING SHEETADDRESS

Survey date Surveyor

DWELLING House or flat hse flat Non HMO Age of dwelling 20-45 46-79 80+

HAZARDS Physiological Psychological Safety Falls in baths etc 19

Cold 01 Crowding & space 11 Falls on the level 20

Damp & mould etc 02 Entry by intruders 12 Falls on stairs etc 21Heat 03 Lighting 13 Falls from windows 22

Asbestos (& MMFs) 04 Noise 14 Electrical hazards 23

Biocides 05 Fire hazards 24Carbon monoxide etc 06 Infection Hot surfaces etc 25

Lead 07 Domestic hygiene etc 15 Collision/entrapment 26

Radiation 08 Food safety 16 Ergonomics 27

Uncombusted fuel 09 Personal hygiene etc 17 Explosions 28

VOCs 10 Water supply 18 Structural collapse 29

HAZARD & No.

LIKELIHOOD 5600 3200 1800 1000 560 320 180 100 56 32 18 10 6 2 1

Justification

OUTCOMES Class I 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4 Class IV

Class II 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4 100-(I+II+III)

Class III 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4

Justification

RATING A B C D E F G H I J Score (if calculated)

HAZARD & No.

LIKELIHOOD 5600 3200 1800 1000 560 320 180 100 56 32 18 10 6 2 1

Justification

OUTCOMES Class I 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4 Class IV

Class II 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4 100-(I+II+III)

Class III 0 0.1 0.2 0.5 1.0 2.2 4.6 10.0 21.5 31.6 46.4

Justification

RATING A B C D E F G H I J Score (if calculated)

<5000 2000 1000 500 200 100 50 20 10 >

HMO

< 0.05 0.15 0.3 0.7 1.5 3 7 15 26 38 >

< 4200 2400 1300 750 420 240 130 75 42 24 13 7.5 4 2.5 1.5 >

< 0.05 0.15 0.3 0.7 1.5 3 7 15 26 38 >

<5000 2000 1000 500 200 100 50 20 10 >

3

< 4200 2400 1300 750 420 240 130 75 42 24 13 7.5 4 2.5 1.5 >

< 0.05 0.15 0.3 0.7 1.5 3 7 15 26 38 >

Pre 1920

< 0.05 0.15 0.3 0.7 1.5 3 7 15 26 38 >

3

Item/s

Item/s


Pocket PC scoring screen

No score After assessment


• 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

Matters to note


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

Judging the likelihood


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

Judging the outcomes


Ask yourself:

• What factors increase the likelihood?

• What factors affect the spread of harm?

A couple of examples to consider


Electrical hazards (23)

Dwelling: Mid-terraced house built 1920-1945

DESCRIPTION OF HAZARD

Meter and main fuse

Single socket in main bedroom

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

Front elevation


Fire (24.1)

Front elevation Rear elevation

Dwelling: First floor front left bedsit, in a 1900, two storey + attic, terraced HMO.

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.

DESCRIPTION OF HAZARD


Session 5

The computer scoring programmes and paper-based scoring form and uploading scores


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


Remember:

The numbers in the boxes are Representative Scale Points – eg, 32 represents a scale of 24 to 42

the housing health and safety rating system (v2) practitioners’ course

Documents

hazards warwick university

assessment warwick university

sound warwick university

accidents warwick university

hhsrs v2 warwick university

housing health

safety hazards

main health