The Housing Act 2004 introduces some radical reforms to housing
which will affect both owners and occupiers of privately rented
accommodation.
Housing Health and Safety Rating System (HHSRS) replaces the
fitness standard for housing introduced in 1985 Housing Act. It is
a new risk based system for deciding whether a house is healthy and
safe. It now specifies 29 different hazards to be assessed and the
likelihood of injury or ill health from each is calculated. Local
authority enforcement powers will cover matters that previously
could not be dealt with such as the risk of falls and tripping. The
categories of hazards are:
- Damp/Mould Growth (2)
- Excess heat/cold (2)
- Asbestos
- Biocides
- Carbon Monoxide
- Lead
- Radiation
- Uncombusted fuel gas
- VOC's
- Crowding & Space
- Intruders
- Lighting
- Noise
- Hygiene (2)
- Food Safety
- Water Supply
- Falls (4)
- Electrical
- Fire
- Hot Surfaces
- Entrapment
- Explosions
- Ergonomics
- Structural
The landlord is not generally responsible for repairs arising
from damage caused by a tenant.
The first thing to do is to inform your landlord or letting
agent. Explain as clearly and simply as possible what the problem
is and try to get some idea of when and how the problem will be
dealt with.
If it is necessary for people to have access to the house or
flat in order to carry out the repair, try to make clear
arrangements of how access is to be made. A tenant has to allow
reasonable access and a landlord should give reasonable notice of
when access is required (unless the works are so urgent that
immediate access is necessary).
If the works are very urgent, for example serious water leaks,
loss of electrical supply, hot water and central heating
breakdowns, the landlord should try to respond on the day the
complaint is made. It is not always possible to fix even urgent
things on the same day, but, if the landlord appears to be taking
the problem seriously and is trying to solve the problem, the
landlord should be given a reasonable opportunity to get things
done.
For more routine maintenance problems it may be reasonable to
allow a period of weeks for the landlord to organise repairs.
Telephone the gas board straight away and take their advice. Do
not wait to contact the landlord first if you think there is a gas
leak or urgent gas safety issue.
Contact our Environmental Services Private Sector Housing
Team 01638 719284. We may be able to help get the landlord to carry
out repairs. Give your name, address and telephone number and a
brief description of the repair problem. If the line is busy you
will be asked to leave your details on an answerphone. You may wish
to call personally to the office to make a complaint. Please note
that it is not usually possible to call out to see your property
the day a complaint is made. Although your complaint will normally
be acknowledged within five days, it may take considerably longer
than five days to visit depending on the urgency of the matter and
current workload of the department.
Generally, withholding rent tends to make problems worse. You
may end up being evicted for non-payment of rent. You are advised
not to withhold rent, but if you feel that you must, please seek
professional advice before doing so. It is recommended that you
speak to a solicitor or a professional housing adviser first.
Gas Safety (Installation and Use) Regulations
1994. By law, landlords are responsible in certain
circumstances for making sure that the gas installation and
appliances are maintained in good order and checked for safety at
least every 12 months. A record of checks must be kept and a copy
must be given to tenants. Only CORGI registered engineers can carry
out work on gas installations and appliances.
The Furniture and Furnishings (Fire) (Safety)
Regulations 1988 (as amended in 1989 and 1993). These
regulations place obligations on landlords to ensure that any
furniture and furnishings supplied meet the fire resistance
requirements as laid down in the regulations.
If you live in a bedsit or shared accommodation, this service
will also try to help if there are problems with fire safety, bad
management, overcrowding and shortage of adequate cooking, washing
and toilet facilities.
The following guide has been produced for landlords and agents by
the Asset and Skills Council - Landlord Guide
For more information please contact the Environmental
Services at:
Forest Heath District Council
District Offices
College Heath Road
Mildenhall
Suffolk
IP28 7EY
Telephone 01638 719733
Email
es@forest-heath.gov.uk