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HHSRS Housing Health & Safety Rating System - A Summary GuidanceBackgroundGuidance for the new Housing Health & Safety Rating System (HHSRS), came into force on the 6th April 2006 and replaced the fitness standard (Housing Health & Safety Rating System - The Guidance (version 2), ODPM Nov 2004, ISBN 1-851124-05-5). Local Authorities now need to collect information relevant to this system as part of standard housing stock surveys. The rating system is based upon the calculation of risk of harm to persons using a dwelling. A total of 29 ‘hazards’ which constitute a threat to health and safety are included, from falls through electrical hazards and damp and mould, to overcrowding.. A detailed inspection of the dwelling is required to identify and register any faults that might contribute to these hazards. For each fault, the surveyor identifies what hazard the fault contributes to (e.g. damaged floorboard (fault) could contribute to the hazard of falls on the level). A Hazard Score of the perceived risk is calculated based on the probability of an occurrence and the likely range of harm outcomes should an occurrence occur. The HazardsThere are 29 hazards. These are arranged in four main groups reflecting the basic health requirements. The four groups are sub-divided according to the nature of the hazards
Judging The LikelihoodThe surveyor judges the likelihood of an occurrence over the next twelve months which could result in harm to a member of a vulnerable age group. The judgment of the likelihood made by the surveyor involves taking account of the conditions (deficiencies) identified during the survey, in particular whether those conditions will increase or reduce the average likelihood of an occurrence. Thus, the surveyor should assess the likelihood having regard to:
Judging the Likelihood Example – For falls on stairs, the surveyor determines the likelihood of a fall occurring over the following twelve months which could result in a Class I to IV Harm to a member of the vulnerable age group. This involves taking account of such matters as the going, the presence or absence of handrails, the state of repair of the treads, variations in tread or riser dimensions, and the available lighting. There are three sets of steps and stairs to a house: At the front gate there are two steps. These are of rough concrete and have high risers. There is a crude loose handrail to one side. At the front door there are four steps of smooth concrete. The bottom step is higher than the others. There is a steel tube handrail to one side. The internal stairs have two winders at the top. The stairs are fairly steep, but not more than the average for this type of dwelling (a 1930s, detached house) and there is a handrail to one side. The main stairs are assessed as giving the same likelihood of a major fall as the average for inter-war houses (i.e. around 1 in 230). However, the state and condition of the steps at the gate and to the front door – particularly dangerous in icy weather and at night – is judged to substantially increase the overall probability that, in the next twelve months, an elderly person (60 years or more) will have a fall that could result in some injury. While the occupants may use the rear door (with only a single low step), they cannot avoid using the steps close to the front gate. In this case, the likelihood of a member of the vulnerable age group falling in the next twelve months is judged to be in the range of 1 in 24 to 1 in 13 – a Representative Scale Point of 1 in 18. To inform the surveyor’s judgment, national average likelihoods of an occurrence involving a person in the vulnerable age group are given in the Hazard Profiles. Where data is available, these are given for different age groups and types of dwellings. These averages represent the likelihood for the typical condition that could be expected in a dwelling of that particular age and type. Also provided in the Hazard profiles is guidance on dwelling characteristics which may affect the likelihood of an occurrence. The surveyor is not expected to give an exact likelihood ratio, but to select one of the standard HHSRS likelihood ranges – e.g., the range of 1 in 24 to 1 in 42; or the range of 1 in 420 to 1 in 750. For each of the standard ranges a representative scale point is used in the Hazard Rating Formula to calculate the Hazard ScoreJudging the Spread of Harm outcomesAfter judging the likelihood of an occurrence, the surveyor makes the second judgement, that of the possible harm outcomes for the vulnerable age group which could result from such an occurrence. This is done by assessing the range of outcomes, normally by starting with Class I, then Class II and so on, giving the highest percentage to the most probable outcome. National average spreads of harm outcomes for each hazard are given in the Hazard Profiles. As with the average likelihoods, these represent the harm outcomes for the typical condition that could be expected in a dwelling of that particular age and type. Also given in the Hazard Profiles is guidance on dwelling characteristics that may affect the outcomes.
Calculating Hazard ScoresA complicated formula is used for generating a Hazard Score for any given fault/hazard identified. Simply put! :-
As an example: Using the same example as above relating to falls on stairs
To derive a Hazard Score, then, the surveyor first identifies the Likelihood of an occurrence (e.g. 1 in 18 chance) occurring over the next 12 months. Then he determines the likely spread of harm that such an occurrence might be expected to cause (between the 4 classes). Then computes the total Hazard Score, and, consequently, a Hazard Band A-J Interpreting Hazard ScoresThere has been considerable work on the publics perception of the acceptability of annual risks of death (particularly by the Health & Safety Executive). This provides a mechanism for the interpretation of the HHSRS hazard scoresA hazard score of 1,000 implies that there is a risk of death equivalent to 1 in 1000 - such a risk is considered by the public as unacceptable. A hazard score of 100 represents an equivalent risk of death of 1 in 10,000, which is considered an acceptable risk Hazard scores of 100 or less, although present, may be regarded as not sufficient in themselves to justify action. Hazards of 101-999 are unsatisfactory to a greater or lesser extent, but reasonably practical steps should be considered to reduce risks. Hazard scores of 1000 or more are unacceptable and cannot be justified To provide a simple means of handling the vast range of hazard scores and to avoid placing too much emphasis on whole numbers, the scores are converted into Hazard Bands. This allows dwellings to be compared and graded according to the number of hazards within each band
In order to meet Decent Homes, a dwelling should not have any 'Category 1' hazards - a score of 1,000+
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