Private rented property standards guidance

The aim of the Selective Licence designation is to improve housing conditions and management standards in the private rented sector within a designated area.

The Council will deliver the schemes in cohesion with other related strategies and initiatives: particularly those in place to tackle issues of poor property conditions.

The Council will through routine property inspections make certain that properties meet the required standard by ensuring Landlords and their agents are removing Category 1 and Category 2 hazards as set out by The Housing Act 2004 (opens new window).

Government introduced the Housing Health and Safety Rating System (HHSRS) within the Housing Act 2004 (opens new window) as a method by which individual dwellings are inspected and assessed. The underlying principle of the HHSRS is that any residential premises should provide a safe and healthy environment for any potential occupier or visitor. Therefore, to satisfy this basic principle, a dwelling should be designed, constructed, and maintained with non- hazardous materials and should be free from both unnecessary and avoidable hazards.

Visit https://www.gov.uk/government/publications/housing-health-and-safety-rating-system-guidance-for-landlords-and-property-related-professionals (opens new window) for further guidance for landlords on HHSRS.

The inspecting officer will conduct a HHSRS inspection with the aim to identify all the deficiencies within the dwelling. A deficiency is the failure of a particular element to meet the ideal or optimum standard as best to prevent or minimise a hazard. Such a failure could be inherent, due to the original design, construction, or manufacture, or it could be a result of deterioration, disrepair or a lack of repair or maintenance. 

Once the deficiencies within a dwelling have been identified they are then related to a wide range of hazards where a health and safety risk calculation is made. The calculation will be based on the risk to the most vulnerable potential occupant of that dwelling, whether or not the most vulnerable occupant is resident in the premises at the time of the inspection. Likely visitors over a 12-month period are also taken into consideration. The calculation will result in a numerical score for the hazard. That score will determine the band into which the hazard will fall. 

The regulations prescribe those hazards falling within bands A to C, are Category 1 Hazards, while those within bands D to J are Category 2 Hazards. The HHSRS relates poor housing conditions to the kinds of harm attributable to such conditions - it does not try to assess a specific health outcome in relation to the current occupant. 

The general principle of the Housing Act 2004 (opens new window) is to drive up housing standards and not to derogate back to past standards. The Act places a duty on every local authority to take action to remove or lessen a Category 1 Hazard once identified, using a range of powers contained in Part 1 of the Housing Act 2004 (opens new window). Gateshead Council will therefore actively seek to have the necessary works carried out within a suitable period to remove or lessen the Category 1 Hazard. 

Hazards falling in the lower bands, D to J are known as Category 2 hazards for which every local authority has discretionary powers to take action to remove or lessen. Gateshead Council will also actively seek to have the necessary works carried out within a suitable period to remove or lessen the Category 2 hazard. 

Category 1 hazards

If a local housing authority consider that a category 1 hazard exists on any residential premises, they must take the appropriate enforcement action in relation to the hazard.

This means that if a Category 1 hazard is identified in your property the council must take action. 

The type of action the council can take for category 1 hazards is outlined in Housing Act 2004 (opens new window) Section 5(2)

(a) serving an improvement notice under section 11.

(b) making a prohibition order under section 20.

(c) serving a hazard awareness notice under section 28.

(d) taking emergency remedial action under section 40.

(e) making an emergency prohibition order under section 43.

(f) making a demolition order under subsection (1) or (2) of section 265 of the Housing Act 1985 (opens new window) (c. 68).

(g) declaring the area in which the premises concerned are situated to be a clearance area by virtue of section 289(2) of that Act.

Category 2 hazards

(1) The provisions mentioned in subsection (2) confer power on a local housing authority to take particular kinds of enforcement action in cases where they consider that a category 2 hazard exists on residential premises.

This means the council have the power to take action however may choose to deal with category 2 hazards in a different manner.

The type of action the council can take for category 2 hazards is outlined in Housing Act 2004 (opens new window) Section 7(2)

(a) section 12 (power to serve an improvement notice),
(b) section 21 (power to make a prohibition order),
(c) section 29 (power to serve a hazard awareness notice),
(d) section 265(3) and (4) of the Housing Act 1985 (power to make a demolition order), and
(e) section 289(2ZB) of that Act (power to make a slum clearance declaration).

On completion of the property inspection the council will determine if your property contains any HHSRS Hazards and what action is necessary to deal with that hazard. Any action taken will be done so in line with the Council Enforcement Policy

The council have an enforcement policy Communities and Environment Enforcement Policy and a civil penalty enforcement guidance civil penalties enforcement guidance. These documents are under review and therefore may change.

The type of enforcement action the council take will depend on the circumstances of the property.

The most common enforcement action would be the Housing Act 2004 Notices include; 

• Serving an Improvement Notice under Housing Act 2004 section 11 (opens new window) and Housing Act 2004 section 12 (opens new window)
• Making a Prohibition Order under Housing Act 2004 section 20 (opens new window) or Housing Act 2004 section 21 (opens new window)
• Serving a Hazard Awareness Notice under Housing Act 2004 section 28 (opens new window) or Housing Act 2004 section 29 (opens new window)
• Taking Emergency Remedial Action under Housing Act 2004 section 40 (opens new window) 
• Making an Emergency Prohibition Order under Housing Act 2004 section 43 (opens new window)

The cost of serving an enforcement notice can be found in the councils fees and charges document Fees and charges - Gateshead Council.  

Private landlords are responsible for ensuring that any property they rent to tenants meets the minimum safety standards at the start of, and at all times during a tenancy.

This guidance does not supersede any statutory provision where works to a property may be requested. The aim of this guidance is that licence holders, landlords, agents, and owners ensure the advice is followed to remove the common hazards found in the private rented sector and reduce the need for enforcement action by the council. 

Compliance with this guidance does not negate the need for compliance with other statutory provisions, including The Housing Act 2004 (opens new window) and supporting regulations.

The council intend to inspect all properties within the licence designation area. This will take place at some point during the designation period. 

It is important to remember the council are not a surveying service and works that should have been identified by the landlord and then rectified by the Landlord or Licence Holder prior to the councils inspection are more likely to be dealt with by the service of an enforcement notice.

The landlord / licence holder must ensure that all works (including requesting any professional reports) that may be required to rectify any defect or missing element are completed before the council conduct their HHSRS property inspection. 

To ensure that you are compliant, and properties meet the required minimum safety standards, all properties should be inspected as soon as possible after a licence application is made. This is to ensure that any defects can be identified and rectified prior to the councils inspection. 

Once a licence is issued there is a three month period where the council will not inspect, and any works previously identified must be carried out. 

Defects found that fall into the more serious or urgent category of repairs and must be carried out with more urgency and sooner than the three month grace period. 

Once works are complete and you are confident the property will meet the standard set out within this guidance you must contact the Licensing Team to confirm this. An inspection may take place sooner if mutually agreed with the licence holder and a member of the team and where there is the capacity to do so. 

Large licensed portfolio holder (20 or more properties) 

We would recommend that licensable properties are inspected sooner to ensure compliance with housing standards. However, if you are a large, licensed property portfolio holder and your properties are already inspected on a regular basis (every six months or less) the three month grace period will be extended to six months to allow you to spread your inspections and remedial works over a longer period. 

You are encouraged to proactively provide the council with a simple list of properties and when they were last inspected. This will allow the council to programme inspections in the correct order following your own inspection.

Once works are complete and you are confident the property will meet the standard set out within this guidance you should contact the Licensing Team to confirm this. 

If you have any queries regarding meeting the requirements of the guidance you must contact the Licensing Team for further advice.

To utilise the six month grace period licence holders must be a large portfolio holder (20 properties or more) and must already be proactive in carrying out property inspections that would identify defects and remedial works. This grace period will also apply to a managing agent overseeing multiple licence holders where the agent would meet the 20+ licensed property criteria.

The guidance is set out with common themes for all rooms and communal areas including the external elements and areas of a property. There are also specific sections based on specific rooms and its use as these differ to other rooms for example, bathrooms. These will set out what is expected to be found in that room for example the bathing facilities.

The guidance for each element in the property is based on the most common defects and hazards that the local authority come across and spend a great deal of time telling landlords and owners what they need to do. 

The council aim to inspect all properties within the selective licensing areas over the course of the licence period. 

The council inspection will be carried out in line with the The Housing Act 2004 (opens new window) and Housing health and safety rating system (HHSRS) operating guidance (opens new window) to determine if Category 1 or Category 2 Hazards are present at the property.

When renting a property, ensuring safety and compliance with regulations is crucial. The most serious areas regarding private rented properties are Fire Safety, Gas Safety and Electrical Safety.

As each property is unique it is not possible to provide exact and prescribed standards for every type of property. For example, in large or complex buildings with unusual layouts there may be additional fire safety requirements.

In such cases the council will make assessments on a case-by-case basis and are happy to advise landlords accordingly. 

Fire detection and alarm system

Houses in Multiple Occupation (HMO) 

Where there are three or more persons forming two or more separate households sharing a property.

The correct fire detection based on the type and size of the property must be installed, further guidance should be sought on this from the Housing Standards Team, 0191 433 2350.

In addition you can consult LACORS Fire Safety Guidance (opens new window) and BS5839:6 2019.

As a minimum a single person/family dwelling must have;

• a smoke alarm installed on each storey of the house on which there is a room used wholly or partly as living accommodation, (including a bathroom, lavatory, hall, or landing) and 
• that smoke alarm is kept in proper working order and that it is tested on the first day of any new tenancy and on regular intervals thereafter. 

(It is recommended that tenants are advised to test alarms themselves monthly.) 

The regular testing as required by Licence Condition 3d must be done by the licence or their representative on the day of any new tenancy and at regular intervals thereafter. As a minimum the council would expect testing to coincide with your property inspection as required and in accordance with Licence Condition 10f. A record must be kept of the tests and when these were carried out. 

Government guidance recommends that landlords choose the type of smoke alarms based on the needs of their building and their tenants, and that those alarms are compliant with British Standard BS 5839-6. Where battery powered alarms are chosen, the use of alarms with 'sealed for life' batteries rather than alarms with replaceable batteries are preferred.

The siting of the detectors must be in line with the manufacturer's installation instructions. In most cases this means the detector must be ceiling mounted and at least 300mm from the room walls. Check the installation instructions for the detector, if detectors are found to be sited incorrectly council officers will insist that they are moved and sited correctly. 

The council recommend that it is best practice to have the following fire detection in place.

• Interlinked mains powered smoke detectors with integral battery back-up to be located in the escape route on all floors. 
• Interlinked mains powered heat detector with integral battery back-up located in the kitchen. 
• Where the layout is complex, or there are beams or other items which will interfere with smoke reaching the detection in a suitable timescale, additional smoke detection may be required.
•  It may be necessary to have additional smoke detection in other rooms depending on the layout and use of the rooms. E.g. any utility room, as these rooms often contain appliances that could potentially pose a fire risk, so having a smoke detector there adds an extra layer of protection. If the layout is complex, or there are beams or other items which will interfere with smoke reaching the detection in a suitable timescale, additional smoke detection may be required.

Escape route

The escape route is most likely to be a hall or passage. The route should have sound, conventional construction and should not pass through risk rooms (kitchens and living rooms). Where the escape route passes through risk rooms suitable escape windows should be provided from first floor bedrooms and living rooms. 

• Sound, well-constructed and close-fitting conventional doors are required as a minimum. 
• Please note that where construction standards are poor, travel distances to the final exit doors are long or other higher risk factors are present then a fire-rated protected route may be required. 
• All escape routes must be always kept free of obstructions, slip and trip hazards and combustible materials.
• Escape route walls and ceilings should be of sound traditional construction.
• Escape routes should not pass through any risk rooms such as kitchens where possible.
• Escape routes must be well lit by normal or emergency escape lighting
• Emergency lighting must be provided only if the escape route is long, complex or lacks sufficient borrowed light. This must comply with the recommendations of BS 5266, Part 1 current edition. 

Fire separation

The recommended standard of fire separation in most types of premises is generally 30 minutes. However, in lower risk premises (for example an average single household occupancy or shared houses of no more than two storeys) this requirement can be relaxed. for further information you can consult LACORS Fire Safety Guidance (opens new window).

Where a fire risk assessment identifies specific higher risks then a higher standard of fire resistance may be required (usually 60 minutes) or additional fire safety measures should be installed.

Types of construction which meet the 30 minutes fire resistance standard are those tested to the relevant part of BS 476 or BS EN 13501. The most common methods that meet this standard are solid walls or timber stud partitions  with adequately fixed 12.5mm plasterboard and skim coat.

• Floors, walls, and ceilings should be of sound, conventional construction.
• If a basement or cellar is present, fire-rated separation between the cellar and the ground floor escape route is the ideal.
• Where a basement, cellar or under floor storage area is used to store combustible materials and/or houses gas or electricity meters, 30 minutes fire separation is required between the area and the ground floor, including a 30-minute fire door fitted at the head of the basement stairs. Externally accessed storage areas that are located under the ground floor must have a lockable entrance to prevent unauthorised access.

Fire fighting equipment 

• It is recommended and good practice to provide a fire blanket and a small multi-purpose fire extinguisher in the kitchen

Inner rooms

Where the only escape route is through another room, this is termed an 'inner room' and poses a risk to its occupier if a fire starts unnoticed in the outer room (sometimes termed an 'access room'). This arrangement should be avoided wherever possible. 

However, where unavoidable it may be accepted where the inner room is a kitchen, laundry or utility room, a dressing room, bathroom, WC, or shower room.

Where the inner room is any other type of habitable room (for example a living room, sleeping room, workroom, or study) it should only be accepted if:

• The inner room has access to a suitable door opening onto an alternative safe route of escape, or it is situated on a floor which is not more than 4.5m above ground level and has an escape window leading directly to a place of ultimate safety
• An adequate automatic fire detection and warning system is in place
• A fire-resisting door of an appropriate standard is fitted between the inner and outer rooms (typically 30 minute fire-resisting door with intumescent strips and cold smoke seals also known as a FD30S, for non-high-risk outer rooms).

Fire escape windows

Any window provided for emergency escape purposes should have an unobstructed openable area that is at least 0.33m² and have a minimum 450mm height and 450mm width. The bottom of the openable area should not be more than 1,100mm above the floor.

Escape windows can only be considered if satisfied that it would be safe to use them in an emergency. They should meet the following criteria:

• They serve rooms whose floor level is no more than 4.5m from the ground.
• Every room served by the escape window has access to it without entering another habitable room with a lockable door (unless of a type that can be overridden from outside the room without the use of a key, tool or numerical code) and any tenancy agreement should ideally prohibit the fitting of alternative or additional locks. 
• If it is necessary to pass through the common escape route to reach the escape window, consideration should be had to the travel distance involved. Where the common escape route is not a protected route, unusually long travel distances may be unacceptable and other fire precautions may be necessary (this will not usually be the case in conventional houses).
  • occupiers are able-bodied individuals with no specific high-risk characteristics and who can reasonably be expected to exit via the window unaided.
  • there is no basement well or other encumbrance beneath the window such as railings or a conservatory.
  • the escape window is openable from the inside without the use of a removable key; and the ground below is level and free of obstructions; and
  • the window or door should lead to a place of ultimate safety, clear of the building. However, if there is no practical way of avoiding escape into a courtyard or back garden from where there is no exit, it should be at least as deep as the building is high.

Other fire safety requirements

• Polystyrene ceiling and wall tiles are highly flammable and can spread fire quickly they are not permitted to be fitted in any room or means of escape. 
• It is possible to have a fire-resistant polystyrene tile. These must meet British Standard BS476-7, and the council provided with confirmatory evidence the British Standard is met and the type of tile that is in place. If there is doubt on the evidence provided and the type of tile cannot be confirmed they must be removed.
• Any locks fitted to bedroom and living room doors are to be openable from the inside without the use of a key.
• It is good practice and recommended to provide adequate fire safety instructions for residents at commencement of the tenancy.

Furniture

Upholstered furniture and soft furnishings that are provided by the landlord in private rented dwellings, including any furniture that has been left in the property by previous tenants for the use of the current or future tenants, must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (opens new window).

Any furniture and appliances that have been left in the property by previous tenants and are retained for the use of the current or future tenants become the responsibility of the landlord to maintain in a safe condition. if the safety of these items cannot be verified they must not be provided to the tenants even as a gift.

It is a requirement for the landlords of all properties to have any gas boiler and gas appliance tested on a 12-monthly basis. The gas safety check and all repair work to any gas appliance must be conducted by a recognised engineer. 

A recognised engineer means an engineer approved and registered under Regulation 3 of the Gas Safety (Installation and Use) Regulations 1998. Gas Safe Register - The Official List of Gas Safe Registered Businesses (opens new window)

Note that an installation certificate is not sufficient, and a gas safety check must be carried out and certified after an installation. 

The test certificates issued must be retained by the landlord for a minimum period of two years. Whereas, licensed properties, the licence holder must retain all gas safety certificates issued throughout the entire duration of their licence.

A copy of the gas safety certificate must also be issued to the tenants of the property at the beginning of their tenancy and whenever the certificate is renewed or updated. 

Carbon monoxide (CO)

Every dwelling must have a carbon monoxide (CO) alarm installed any room in the house which is used wholly or partly as living accommodation and contains a fixed combustion appliance (other than a gas cooker.) If another fixed combustion appliance is located within the same room as the gas cooker the CO alarm must still be fitted in a suitable location, following the manufacturers installation instructions.

The carbon monoxide alarm must be kept in proper working order and tested on the first day of any new tenancy and on regular intervals thereafter. 

The regular testing as required by Licence Condition 4d must be done on the day of any new tenancy and as a minimum the council would expect testing to coincide with your property inspection (minimum every six months) as required and in accordance with Licence Condition 10f. A record must be kept of the tests and when these were carried out, this record can be included within your mid tenancy property inspection record.

Gas meter    

Where gas is supplied to the dwelling, separate gas meters must be provided for each home. The meter must be accessible and the gas safety shut-off valve in full working order and easy to access. These must never be located behind large appliances or furniture which would hinder access.

Where meters are housed in a cupboard these should be kept clear enough to assist with taking meter readings and should be readily accessible to locate and access to any supply cut off lever/switch.

Tenants must be reminded of this requirement and a record made of any issues with access to the meter due to tenants' behaviour. 

External meter housing must be in good condition with a lockable door/hatch. Tenants must be provided with a meter housing access key to allow access for meter readings and access the gas cut off in emergencies.

Landlords must make sure the electrical installations in their rented properties are safe and have been inspected by a competent person.

Electrical installation condition report 

The landlord must have the electrical installation in their property inspected and tested by a person who is qualified and competent, at an interval of no more than five years. Landlords must provide a copy of the electrical safety report to their tenants, and to the local authority. https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-rented-sector-guidance-for-landlords-tenants-and-local-authorities/guide-for-landlords-electrical-safety-standards-in-the-private-rented-sector (opens new window)

When commissioning an inspection, to establish if a person is qualified and competent landlords can: 

• check if the inspector is a member of a competent person scheme; or 
• require the inspector to sign a checklist certifying their competence, including their experience, whether they have adequate insurance and hold a qualification covering the current version of the wiring regulations and the periodic inspection, testing and certification of electrical installations. 

The standards that should be met are set out in the 18th edition of the Wiring Regulations.

The inspection and test certificates must be retained by the landlord for the full duration of the licence and the landlord must make all electrical test certificates available to the Council in line with the licence conditions for the property. 

A copy of the test certificate must also be issued to the tenants of the property at the beginning of their tenancy and whenever the certificate is renewed or updated. 

The licence holder must check the validity of the certificate and ensure it has been fully completed by the contractor dated and signed. Any discrepancies in certificates will be rejected by the Local Authority and a new certificate will be needed. 

Common certificate mistakes 

These are the most common mistakes found which will result in the certificate being rejected, include;

• dates and signatures missing. 
• inspection or test data missing.
• incorrect status of the certificate, for example, a satisfactory certificate with C1 or C2 issues identified.
• certificates dated for more than five years.
• a contractor who had action taken by the competent person scheme or association.

If remedial works are required, these must be carried out within 28 days of the report. Extensive works such as a replacement of a fuse box, distribution board or consumer unit, an Electrical Installation Certificate (EIC) or a Domestic Electrical Installation Certificate (DEIC) must be provided. 

Other remedial works a Minor Electrical Installation Works Certificate (MEIWC) must be provided. Both must show that the works identified on the EICR have been rectified. 

An unsatisfactory EICR may be accepted with an accompanying DEIC, EIC and/or MEIWC showing the works have been rectified. All certificates must be provided together. If the works, take place outside of the 28-day period a repeat inspection must be carried out and a satisfactory EICR must be provided. 

Domestic electrical installation certificate 

For a new partial installation, a DEIC (Domestic Electrical Installation Certificate) will be issued by the electrical contractor. This is not sufficient for the purpose of meeting the requirements of The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 and a full EICR is still required for the property. 

Electrical installation certificate following a full rewire

For a complete electrical rewire the property must have an Electrical Installation Certificate (EIC). This will suffice in place of an EICR when fully completed. However, an EIC is often issued with a 10-year expiry date. A new EICR will be required five years after the EIC has been issued.

Minor electrical installation works certificate (MEIWC)

There is an obligation for landlords to ensure that all electrical equipment (including retrospective improvements/ repairs to any part of the installation) is safe. In all cases, a competent electrician must carry out all electrical repair and installation work.

For a landlord to perform DIY electrical work, he/ she must belong to one of the Government's approved GOV.UK Competent Person Self-Certification schemes (opens new window)or submit a building notice to the local authority building control before doing the work. When undertaking any electrical work, the licence holder must receive a MEIWC from their contractor. The council may request to see any MEIWC associated with works at the property.

Electric meter/fuses

Separate electricity meters and fuse boxes (consumer unit) shall be provided for each individual home. Landlords electrical supply (where necessary) should be separately metered. Meters and fuses including consumer units must always be accessible. These must never be located behind large appliances or furniture which would hinder access.

Where meters and fuses are housed in a cupboard these should be kept clear enough to assist with taking meter readings and be readily accessible to control the fuses and cut off the supply if needed. 

Tenants must be reminded of this requirement and a record made of any issues with access to the meter due to tenants' behaviour. 

External meter housing must be in good condition with a lockable door/hatch. Tenants must be provided with a meter housing access key to allow access for meter readings and access the mains isolator switch if fitted and located in the external meter housing.

Portable appliance testing (PAT) 

Portable Appliance Testing (PAT) is the inspection of electrical appliances to ensure they are safe. The landlord is responsible for making sure that any of the electrical appliances they provide are safe to use. Portable appliance testing is the most appropriate method of ensuring appliances are safe.

Landlords should ensure the safety of electrical appliances in their properties. Testing applies to ALL electrical items or electrical appliances supplied as part of the fixtures and fittings of the property. The most appropriate way to do this is with a PAT test. The PAT test looks at the condition of the item, the cable, and other tests including the earth continuity, lead polarity, and insulation resistance of the appliance. PAT testing is not just a visual inspection.

It is a requirement of Licence Condition 2g. to ensure any electrical appliances (more than 12 months old) provided are tested by a suitably qualified contractor on an annual basis confirming the safety of such electrical appliances and to provide a copy of the PAT Certificate  to the Council.

Appliances that need PAT testing 

All Class 1 and Class 2 appliances should be tested 

Class 1 

This type of electrical equipment has only basic Insulation and relies on an earth for protection. Examples include (not exhaustive);

• Fridges / freezers
• Microwaves
• Toasters
• Kettles
• Extension leads
• Dishwashers 
• Washing Machines
• Irons
• Electrical Heaters
• Ovens/Hobs

Class 2 

This type of electrical equipment has extra insulation so does not rely on an earth for protection, therefore, making it safer. Examples include (not exhaustive);   

• Food mixers
• Lamps
• Televisions
• Hairdryers
• DVD Players
• Lawn Mowers

Class 3

These are low voltage items and the safest of electrical appliances, for example Laptops, Mobile Phones, Digital Cameras, Low-voltage LED desk lights. However, their charging leads might need PAT testing.

Landlords should not let accommodation to a group of people where it will result in the property becoming overcrowded. They should take reasonable steps to assess this before a tenancy commences

The number of occupiers in any dwelling should be such that normal day to day activities can be carried out safely, without stress and in comfort. The numbers that can be accommodated in any given circumstance will predominantly depend upon the numbers, locations and spatial provision of any sanitary appliances, kitchens, and bedrooms, (see individual sections for further guidance).

Limits on the numbers of people permitted to sleep in any dwelling are set by legislation contained in the The Housing Act 1985 (opens new window). This relates to numbers, and sizes of rooms available for sleeping and will need be considered on an individual basis. The age and sex of individual occupiers will also be taken into account.

Only rooms designated as living rooms, bedrooms or bed/sitting rooms may be used for living or sleeping purposes.

Other rooms such as kitchens, bathrooms, or cellars, roof spaces shall be deemed unsuitable for use as sleeping / living accommodation.

Garages and other outbuildings should not be used for sleeping/living accommodation unless they have been converted in accordance with the relevant

Overcrowding and space is also assessed by HHSRS and relates to the whole dwelling's use for normal activities and is not specifically related to numbers of people in occupation and room sizes.

Room sizes

The Housing Act 1985 (opens new window) (the act) states that a room shared by children aged 10 years or over and of opposite sex may be considered overcrowding. 

The act also places requirements on minimum room size, for which we have provided the measurements in square metres for convenience and calculated from the original square footage to an appropriate degree. See Table 1.

The act also considers the availability of an alternative room that can be used as for sleeping when considering the permitted occupation of a private rented property. For this to be considered, the room must not contain any shared facilities or be the through route to such rooms or facilities. A stand-alone living room or dining room with a suitable door can be used as a sleeping room where it affords the required privacy.
 

Measuring a room 

We have provided two example room measurements below. 

The bedroom is measured as follows 

Example 1 (full room with no sloping ceiling) - blue line

Width 5 metres by depth 5 metres
Ceiling height 2.3 metres
Total floor area 25m²

Example 2 (room with sloping ceiling) - red line

Where the room ceiling slopes identified by the dashed line the ceiling height reduces the useable floor area and is measured to the line where the ceiling height is 1.5 metres. This reduces the width of the room by one metre.
Width 4 metres by depth five metres
Total floor area is now 20m²

The property must be suitably protected from external noise such that the occupiers are not subjected to noise which would impact their physical or mental health.

A property should have sufficient sound insulation to reduce or negate any noise that may affect the occupants.

There is no expectation to carry out a noise survey to your property however you may need to consider further preventative measures if issues are reported by the occupants.

Preventative measures to consider;

• Double/secondary glazing and lobbies to external doors where there are high outside noise levels (such as traffic)
• Possible triple glazing near sources of very high noise levels;
• Insulation of upper floor/ceiling/roof space where aircraft noise is likely; 
• Plumbing from WCs/cisterns sited away from separating walls;
• Bathrooms/WCs in flats not sited above living rooms/bedrooms; 
• Better construction/conversions of partitions and party walls especially in flats/maisonettes.
• Installing carpets and rugs to help absorb sound and reduce noise transmission between floors.
• Seal gaps around windows and doors to prevent noise leakage.

By implementing these measures, you can significantly reduce the impact of both internal and external noise, creating a more comfortable and healthy living environment.

Managing pests in private rented properties is essential to ensure a safe and healthy living environment for tenants. All properties must be free from pests of any type. This can be achieved through regular inspections of the property to identify any signs of pest or infestations.

The most common pests found in and around UK homes are rodents such as mice and rats, bed bugs, cockroaches, wasps, flies, ants, fleas and woodworm.

There are too many different types of pests to list fully in this guidance and the subsequent treatments therefore you should consult a suitably qualified contractor to identify and deal with any pest or infestation.

As a guide you should undertake the following to ensure the property is protected from pests and is pest free. 

• Preventative measures such as sealing entry points, address any structural issues that may contribute to pest problems, such as leaks or cracks, maintaining cleanliness, and ensuring proper waste disposal to prevent pests. 
• Keeping the property's exterior well-maintained, including trimming vegetation and removing debris. Closer checks of raised beds and borders for signs of rodents. 
• Engage professional pest control services for regular treatments and in response to reported infestations. 
• Tenants should be reminded of their responsibilities:
  • Cleanliness: Maintain a clean-living environment, including proper food storage and waste disposal.
  • Maintain any external / outdoor area such as a garden as outlined in the tenancy agreement. Do not allow gardens to become overgrown.
  • Reporting: Promptly report any signs of pest infestations to the landlord or property manager.
  • Cooperation: Cooperate with pest control measures and allow access to the property for inspections and treatments.

By adhering to these standards and guidelines, landlords and tenants can work together to maintain a pest-free living environment, ensuring the health and well-being of all occupants.

Legionnaire's disease, similar to pneumonia, can be fatal for vulnerable individuals such as smokers, heavy drinkers, those with respiratory or kidney diseases, diabetes, lung, or heart conditions, or weakened immune systems. Men and people over fifty-five are also at higher risk.

Legionella bacteria can be found in all domestic water systems and can cause Legionnaires' disease if the system is not properly assessed, managed, and controlled.
The Health and Safety at Work etc. Act 1974 (opens new window)places a duty on landlords or managing agents to reduce the risks of exposure to legionella to their tenants and/or visitors to their properties.

The Landlord or managing agent must:

• identify and assess sources of risk to water systems within the property including; cold water tanks, hot water cylinders, pipework, taps and shower systems
• manage any risks
• prevent or control any risks
• keep and maintain the correct records

The HSE has produced guidance for managing and controlling the risk in water systems. Approved Code of Practice (ACOP) Legionnaires' disease.   (opens new window)

As a summary the landlord must ensure a Legionella Risk Assessment is completed at regular intervals by a competent person to determine whether:

• the release of water spray is properly controlled
• water temperatures and conditions that favour the growth of legionella and other micro-organisms are avoided
• water can stagnate anywhere in the system and to advise upon the removal of redundant pipework
• materials that encourage the growth of legionella are present at the premises
• the system and water within it is kept clean
• the growth of legionella (and other microorganisms) or their ability to grow is limited
• any control measures applied are monitored
• keep records of these and other actions taken, such as maintenance or repair work

Occupants should not be exposed to the presence of airborne asbestos of MMF

Asbestos

Asbestos is a natural mineral fibre, which is a particularly effective fire resistant, insulation material. There are three main types of asbestos, chrysotile (white asbestos), and the amphibole forms; crocidolite (blue asbestos) and amosite (brown asbestos). Asbestos-Containing Materials or ACMs refers to any material that contains more than 1% asbestos. Asbestos has been banned completely since 1999, except for a few specialised applications. 

Asbestos or ACM's can be found in a wide range of building materials and products in positions vulnerable to damage and disturbance. Activities such as plumbing and rewiring which involve disturbance of asbestos materials can generate elevated airborne fibre levels. 

The most common ACMs found in rented properties include:

• insulation: Asbestos was often used in pipe and boiler insulation.
• roofing: Asbestos cement was commonly used in roofing sheets and tiles.
• flooring: Vinyl floor tiles and their adhesives sometimes contained asbestos.
• textured coatings: Artex and other textured coatings on ceilings and walls often included asbestos.
• wall panels: Asbestos cement panels were used in walls and partitions.
• lagging: Asbestos lagging was used to insulate pipes and ducts.
• gaskets and seals: Asbestos was used in gaskets and seals in heating systems.

Asbestos should not be present in dwellings. However, if it is found in your property you must seek professional advice from an approved licensed contractor.
The management of ACM's involves: 

• identifying the location and condition of asbestos; 
• ensuring it is effectively sealed; 
• making inaccessible to prevent occupiers damaging the sealing surface; 
• labelling; and keeping a record of the location of asbestos in the building.

Council officers may request that identification testing is carried out if asbestos is suspected to be found in a property and it is damaged or is likely to be disturbed or worked on. For example, damage to a textured ceiling no record of when this was installed or pre-1999.

Most work on asbestos including identification should be done by a specialist contractor licensed by the Health and Safety Executive (HSE).  The guidance HSE guidance on asbestos (opens new window) is available from HSE. 

In most situations removal is likely to result in an increase in airborne asbestos fibres, and the advice is that any existing asbestos should be managed in situ if it is: 

• in good condition
• not likely to be damaged and/or 
• not likely to be worked on or disturbed.

Important: you must take advice on how to deal with Asbestos from a specialist licensed contractor and not work on any asbestos yourself. 

Manufactured Mineral Fibres (MMF)

Manufactured Mineral Fibres (MMF), also known as Man-Made Mineral Fibres (MMMF), are produced from natural and synthetic raw minerals. They include several types such as mineral wools, high-temperature glass wools, refractory ceramic fibres, and polycrystalline fibres.

Loft insulation, cavity wall insulation and sound proofing are the most common uses of MMF in dwellings. They can pose health risks if fibres are released during production and handling. The fibres' structure provides mechanical properties like flexibility and high resistance to damage, but also potential carcinogenic hazards similar to asbestos.

Unnecessary exposure to any MMF's should be avoided and exposure likely to result from maintenance, installation, or removal of MMFs should be avoided or minimised.

A similar approach is required when dealing with MMF

• Identifying the location and condition of any MMF 
• Ensuring it is effectively sealed
• Making MMF inaccessible to prevent occupiers' exposure 
• Labelling and keeping a record of the location of MMF in the building.

This section of the guidance covers elements within the property and covers the expected internal room standard that should be met. 

All rooms within a property must meet the underlying principle of the HHSRS guidance as stated above and should be designed, constructed, and maintained with non-hazardous materials and should be free from both unnecessary and avoidable hazards.

Each of the following interior elements within a room must be fully inspected to ensure they meet the standard set out.

All ceilings must be in a structurally sound and secure condition with no loose sections of surface material. 

• The ceiling must have no sagging or bowing and must be as level as possible. 
• The ceiling area must be free from any type of water ingress, damp, and mould. 
• There must not be any cracking or gaps to the structure or surface of the ceiling. 
• Where the ceiling meets a wall there must be no cracking or gaps present. 
• The surface of the ceiling should be smooth and able to be decorated.
• Any element attached to the ceiling (such as a smoke detector or light fitting) must be fixed securely to the ceiling and in an appropriate manner. 
• Textured finish coatings (such as Artex) should be free from asbestos. However, if it is found in your property you must seek professional advice from an approved licensed contactor.  (Visit Asbestos and manufactured mineral fibres (MMF) for further guidance.) 
• Polystyrene ceiling tiles are not permitted. Polystyrene tiles must be removed, and the ceiling surface made good with either new plaster and or other suitable ceiling covering.
• Suspended ceilings are allowed however these should not compromise the fire safety and compartmentation of the room. The ceiling above the suspended ceiling must be in sound secure condition and there must be no gaps between the ceiling and the floor above or the walls to other rooms/voids. 

• All walls must be in a structurally sound and secure condition. 
• All walls must have no bowing and must be as level as possible. 
• All walls must be free from any type of water ingress, damp, and mould. 
• There must not be any cracking or gaps to the structure or surface of the wall. 
• Any filled cracks or gaps must be done so using a suitable material and brought to a smooth finish to adjacent surfaces.
• Where the wall meets the ceiling again cracking or gaps must not be present. 
• The surface of the wall should be smooth and able to be decorated. There must be no loose sections of wall surface material.
• Where a wall has a correctly applied textured finish coating the requirements to have a smooth level surface are not required.
• Any element attached to the wall (such as a smoke detector or light fitting/switch, electrical socket outlet) must be fixed securely to the wall and in an appropriate manner. 
• Textured finish coatings (for example, Artex) should be free from asbestos. However, if it is found in your property you must seek professional advice from an approved licensed contractor.  (Visit Asbestos and manufactured mineral fibres (MMF)for further guidance.)
• Polystyrene wall tiles are not permitted. Polystyrene tiles must be removed, and the wall surface made good with either new plaster and or other suitable wall covering.
• Any wall covering (tiles, wallpaper, or panelling) must be securely fixed to the wall.

All floors must be in a structurally sound and secure condition and free from any trip hazard.

• All floors must be even and level and ready for a suitable floor covering to be fitted.
• All floors must be free from any type of water ingress, damp, and mould.
• All floors and sub-floors must be free from wet and dry rot.
• All floors must be free from any type of infestation that will compromise the integrity of the flooring. 
• Where the floor meets a wall there must be no cracking or gaps present. 
• There must not be any loose, or uneven sections of flooring. There must be no excessive movement to the flooring when used as intended.
• Any floor coverings (for example, tiles, carpet, vinyl, laminate, or timber.) must be securely fixed to the floor and provide an even and level surface.
• Floor coverings must have no rips, tears, cracks, holes, or frayed edges.
• Excessively worn sections of floor covering must be replaced. This may require the whole area of floor covering to be replaced.
• Any joins in the floor covering must be secure and have an appropriate threshold strip suitable for the type of materials at the join.
• The final floor surface must not be excessively slippery when wet from normal daily use.
• Impervious floor coverings (for example, vinyl or tiled) must be provided to the kitchen, bathroom, shower room, utility room or cloakroom.

• All doors must open and close as intended and be operated effectively.
• All doors must not collide with the door frame, floor, or need to be forced to open or close.
• All external doors should be capable of being secured against unauthorised entry, which will both delay and deter intruders and will make the occupants feel safer. The appropriate lock system for the type of door is essential. 
• All door ironmongery for example, hinges, handles, latches, locks, strike plates must be fitted securely and work as intended.
• Ensure that sliding glass doors open and close smoothly without sticking. 
• All external doors must have a working lock and latch mechanism with a working handle to both sides of the door.
• All door hinges used must be of a suitable size and type for the door and frame. Additional hinges must be used for heavier door types.
• All doors and frames must be free from any defects such as rotten or damaged timber sections.
• All external door letter boxes must be fitted and secured as intended and with a suitable draught excluder fitted.

Optional security measures to doors that would benefit the property and occupant to include. 

• Five lever mortise locks (BSI standard) to front and rear external doors.
• Door chain and door viewer (where necessary). 
• Dead bolts where appropriate

Standards for Doors with are as stated under Doors and Frames sections and the additional standards below;

• Any door with glazing must contain glazing that is either;
• Toughened Safety Glass: This type of glass is required for doors and areas where there is a higher risk of impact. Toughened Safety glass is designed to crumble into small, less harmful pieces when broken.
• Laminated Glass: Often used for added security, laminated glass holds together when shattered, providing an extra layer of protection
• BS EN 12600 is the standard used for safety glass in doors. This standard ensures that the glass used in doors can withstand various levels of impact, reducing the risk of injury from breakage
• Any internal door glazing that cannot be verified as safety glass must be treated as non-safety glazing and removed and replaced as above. 
• Minor scratches are often acceptable. However, larger, or more numerous scratches can be problematic and may compromise the integrity of the safety glass. 
• The glazing must be free from chips and cracks. Any defects to the glazing must be repaired or replaced.
• Glazing panel beading or seals must be in sound secure condition and  hold the glazing firmly in place. 
• A door with glazing that opens onto or located directly in line with a staircase should be avoided if possible
• Bedrooms and bathrooms should not have a door with glazing. If glazing is present this must provide a sufficient level of privacy for the occupant. The use of privacy glass such as frosted, textured,  sandblasted or similar or a privacy window film would be acceptable.

All windows must open and close as intended.

• There must be no gaps between the window and the frame or the reveals. 
• All window ironmongery such as, hinges, handles, latches, locks, and stays must be fitted securely and work as intended.
• All windows where the sill height is less than 1100mm from the floor must have an appropriate opening limiter (window restrictor) so that the window cannot be opened more than 100mm. 
• Any opening limiter/restrictor should be easy to override by an adult in the event of fire and never operated by a key.
• Any areas of glazing in windows below a height of 800mm from the floor level, or in glazed panels below a height of 1500mm from the floor level must meet relevant safety standards (toughened or safety glass) or be suitably guarded to prevent injury. 
• Glass panels less than 250mm wide can be fitted with 6mm glass or laminated glass instead of toughened glass.
• All safety glazing should be permanently marked in accordance with BS6206/ BSEN12600. The markings should be still visible after the glass has been fitted and the beading and pointing has been completed. If this is not the case, then it must be assumed that the glazing is not safety glass. 
• All timber windows and sills must be free from rot and all glazing must be secured with suitable window putty.
• All UPVC windows and sills must have suitable seals between the window and the frame
• All sliding sash windows must stay open when required, any defects to the sliding mechanism must be rectified immediately.
• All glazing pane seals must be in full working condition any that are not functioning as intended must be replaced.
• There must be no condensation build up between the glazing panes of a multi-glazed unit.
• All external sills must be in a structurally sound and secure condition. Timber sills to be of hardwood, properly fixed to the existing frame and weatherproofed. Stone/ masonry sills to have a smooth crack free upper surface with a suitable fall away from the window. The Sill to be bedded securely and weathered and throated. All sills to have suitable damp proof course. 
• All window lintels regardless of the material used must be in sound and secure condition and weatherproofed. 
• All window mullions must be in sound and secure condition and weatherproofed.
• All window architraves must be in sound and secure condition. 
• All internal and external window reveals must in sound secure condition. External reveals must be weatherproof.
• Window trickle vents where fitted must operate as intended and be free from obstruction and allow adequate air flow.
• All external windows should be able to be locked in an open position to enable natural ventilation to be provided. 

All blinds with a cord provided by the owner, agent or landlord must be fitted with a suitable safety device to prevent accidents.

It is recommended that all blinds even those not fitted or provided by the landlord are also fitted with a suitable safety device.

All Fireplaces and surrounds must be fixed securely to the adjacent wall. 

Any disused open fire must be properly draught proofed to prevent heat loss within the room.

If a fireplace is completely sealed, the chimney must be properly vented externally and internally to prevent condensation build up within the chimney stack.

All lighting points must be suitably located to provide adequate light to the whole of the room. There must be an adequate number of light fittings located in the room.

There must be two-way light switching on each level of the property to adequately light the stair or hall. If a timed switch is used this must give the occupant enough time to travel the entire stair or hall and reach another light point for the next room.

• All light switches must be securely fixed to the wall and in full working order. Switches must be free from cracks and worn rockers 
• All lighting points must be securely fitted to the wall or ceiling. 
• All lighting point ceiling roses must be securely fitted in place.
• All lighting point bulb holders must be free from defects and capable of taking a shade where necessary.
• All lighting points located in a bathroom must be water resistance rated for their specific location. 
• If the light switch is located within the bathroom, it must be a pull cord type operation. (Visit Bathing and sanitary facilities standards for further advice.)
• Any lighting point with burn marks or scorching must be replaced and the electrical installation checked for defects.

All electrical sockets must be suitably located within the room to prevent the use of trailing cables and extensions. 

• There must be an adequate number of electrical sockets within the room. Sockets must be in a suitable location for the safe use of appliances. Refer to Table 2 below for the minimum number of sockets for each room.
• Electrical sockets must not be located too low to the floor so that it prevents the socket from being used by appliances or causes the appliance electrical cable to bend excessively. As a guide a minimum height of 400mm from the floor should be used. All sockets below this level must be re-sited to a level that allows the socket to be used by appliances without causing the electrical cable to bend excessively.
• All electrical sockets must be securely fitted to the wall and in full working order.
• There must be no cracks, holes, or damage of any sort to the electrical front plates or pattress boxes. 
• Any electrical socket front plate with burn marks or scorching must be replaced and the electrical installation checked for defects.
• There must be no gaps between the wall and the electrical socket that will allow access to any live electrical wiring or connections.

Electrical Safety First have produced the following guidance for the numbers of electrical sockets within specific rooms Guidance on minimum provision sockets v2 (opens new window). This is also stated in Table 2

The increased use of home electronics has led to the situation where, occupants are using more extension leads for their appliances. Many locations in their home do not have sufficient socket-outlets which may lead to risks such as: 

• DIY extensions to circuits undertaken safely if the work is carried out by unskilled persons
• DIY extension to equipment flexes 
• Cascading (daisy chaining) of extension leads 
• Stacking of adaptor plugs 

All the above will create potential hazards, such as risk of tripping over leads, electric shock or injury and damage to property through fire. 
The issues listed above must be addressed by the landlord or agent and additional sockets fitted to prevent them from occurring. 

Important

Where the number of sockets falls below the recommendations in Table 2, council officers will base the requirement for and number of additional sockets on the risks and hazards associated within each property and in line with HHSRS guidance Housing health and safety rating system (HHSRS): guidance.

Landlords and agents are advised to ensure their properties meet the recommendations or are as close to the recommendations as possible to reduce the need for further works and additional sockets.

Table 2

Minimum number of twin socket-outlets to be provided in homes

All radiators must be in full working order with no cold zones when in use.

• The radiator must be of adequate size and output for the size of the room.
• All water system radiators and associated pipe work must be free from leaks 
• All radiator valves must be in full working order with a fixed control knob in place that allows the occupant to close off the radiator when required.
• It is recommended that Thermostatic Radiator Valves (TRV) are fitted to all radiators (except where a bypass valve is required in the room containing the room thermostat) to allow the occupant to control radiators independently. 
• All Thermostatic Radiator Valves (TRV) fitted must be secure and in full working order that allows the occupant to control the radiator independently.
• All radiators must be securely fixed to a wall or floor. 
• All exposed radiator pipe work must be fitted as close as possible to the radiator. Long, complicated lengths of pipe work must be avoided where unavoidable these must be covered to prevent scalds and burns.

Energy Performance Certificate (EPC) 

Since 1 April 2020, landlords can no longer let or continue to let properties covered by The Domestic Minimum Energy Efficiency Standard (MEES Regulations) if they have an EPC rating below E, unless they have a valid exemption in place. 

If you are currently planning to let a property with an EPC rating of F or G, you need to improve the property's rating to E, or register an exemption, before you let to a new tenant. 

If you are currently letting a property with an EPC rating of F or G, and you have not already taken action, you must improve the property's rating to E immediately or register an exemption.

If your property is currently empty, and you are not planning to let it, you do not need to take any action to improve its rating until you decide to let it again. 

The MEES Regulations set a minimum energy efficiency level for domestic private rented properties. The Regulations apply to all domestic private rented properties that are: 

• let on specific types of tenancy agreement 
  • an assured tenancy
  • a regulated tenancy
  • a domestic agricultural tenancy
• legally required to have an Energy Performance Certificate (EPC) 
  • property has been marketed for sale or let, or modified, in the past 10 years then it will probably be legally required to have an EPC

A single-family dwelling should be provided with adequate thermal insulation and a suitable and effective means of space heating that can heat the bedrooms to an average temperature of 18°C and the living rooms to an average temperature of 21°C and maintaining that temperature when the outside air temperature is -1°C. 

Therefore, when deciding on what type of heating to install in the property it is recommended that landlords should consider the following factors:

• volume of the individual rooms and other areas of the dwelling to be heated
• number and type of windows in each room
• construction type of the property (for example, solid brick walls, cavity wall construction)
• orientation of the property and the number of external walls that form the dwelling
• level and quality of thermal insulation of the dwelling as to prevent heat loss
• running cost and efficiency of the chosen heating system 

All rooms must be provided with a form of heating. This includes kitchens, bathrooms, living room and bedrooms. Circulation areas such as hallways, should also be provided with a form of heating where  possible to maintain the overall comfort of the whole property and prevent mould and condensation issues in cold zones of the property. Where extending the current heating system would be problematic alternative heating types should be used. These must be adequate for the room and allow the room to reach the desired temperature.

Acceptable heating provision.

• Any programmable gas or oil central heating system that is linked to a thermostatic control
• Interlinked digital electric heating systems
• Electric storage heaters linked to Economy 7 or 10 (or similar) low-cost energy provision
• Warm air systems
• Under floor heating systems
• Programmable LPG/ solid-fuel central heating system
• Similarly efficient heating systems which are developed in the future. 

Unacceptable heating provision.

• Plug-in, single-point, on-peak electric panel, or convector heaters with no thermostatic control (allowed as temporary or emergency heating when the main system is awaiting a repair)
• Portable heating appliances such as electric fires, convector or fan heaters, paraffin oil and LPG (bottled gas)
• Electric storage heaters not connected to a low tariff (off-peak) energy provision
• Open fires
• Gas fires (acceptable as a secondary source of heating only)
• Any system which the occupants of the dwelling do not have full control over and fails to provide adequate heating on demand. 

All heaters must be securely fixed in position and fully controllable by the tenant at all times. 

Digital electric radiators and electric storage heaters must be mains powered into a dedicated and adequately rated fused control switch.

Condensing combination gas boilers

The most common heating system is a condensing combination gas boiler. These boilers, where fitted, should be SEDBUK (Seasonal Efficiency of Domestic Boilers in the UK) or ErP (Energy-related Product) A rated and connected to the heating and hot water system. The boiler should include.

• Mechanical timer
• Flue - Flues serving gas appliances (including fires and stoves) should terminate in accordance with manufacturer's instructions and the relevant gas safety standards. These must be sealed both internally and externally to prevent flue gasses from entering the property.
• The rubber seal cover that comes with the flue is not considered to be an adequate seal on its own.
• Dedicated fused spur. Plugs are not recommended. This ensures the boiler is safely integrated into the property's fixed electrical wiring system and prevents it from being unplugged accidentally.
• Wireless room stat to the property hallway / passage
• Thermostatic Radiator Valves (TRVs) to all radiators (by-pass valve located in the thermostat room)

• Loft spaces should be insulated with a minimum 270mm depth of suitable insulation. 
• Windows should be of sound construction and well-maintained as to be draught-proof and water-tight. 
• The front and rear doors to the property should be well-fitting, of sound construction and well-maintained as to be draught-proof, water- tight and secure. 
• Where possible landlords should consider insulating the wall cavity of the building where a cavity exists. 
• Where possible landlords should consider internally or externally insulating solid external walls

There must be sufficient and appropriate means of ventilation across the whole property to deal with moisture generated by normal domestic activities without the need to open windows. 

Opening windows to ventilate a room can lead to unintended consequences, especially in cold weather.

• Temperature drop: opening windows allows cold air to enter, reducing the room temperature and potentially chilling the building fabric below the dew point creating condensation
• Condensation risk: As the temperature drops, the air's capacity to hold water vapour decreases. For example, air at 20°C can hold 15 grams of water vapour per kilogram, but at 5°C, it can only hold five grams. The excess moisture (10 grams) condenses quickly, leading to condensation. This condensation often occurs in bathrooms when windows are opened after a shower, giving the false impression that steam (moisture) has exited the window.
• Heat loss: Opening windows in cold weather also results in significant heat loss, increasing energy costs.

Managing ventilation and humidity effectively is crucial to avoid these issues.

To achieve this the following methods should be utilised.

• Windows that are double glazed should be provided with trickle ventilation
• Installation of a PIV (Positive Input Ventilation)
• Single room heat recovery fans
• dMEV continuous running extractor fan with Humidistat. These are always on and work by sensing if there an increase in humidity and then run more to extract and change the air.
• For bathrooms and mechanical ventilation see bathroom standard
• For kitchens and mechanical ventilation see kitchen standard

Where council officers assess there is an issue with damp, condensation, and moisture levels they may insist on the installation of mechanical extraction to deal with this using the methods described above.

All properties must have the following bathroom amenities in good working order and well maintained and include;

• a suitably located WC (toilet). 
• a suitably located fixed bath or shower provided with constant supplies of hot and cold water or a supply of water at a suitably controlled temperature. 
• a suitably located wash-hand basin provided with constant supplies of hot and cold water or a supply of water at a suitably controlled temperature. 
• the water supply must be of adequate flow rate that allows the bath or wash hand basin to fill in a reasonable time. A flow rate of between 10 - 15 Litres per minute is considered acceptable. 
• all rooms containing a WC should also contain a wash hand basin or the wash hand basin is located close to the WC 
• baths and wash hand basins must have a suitable non-porous splash back to protect the wall surface from water damage and facilitate cleaning.
• all surfaces should be non-porous and reasonably smooth such that they can be cleaned effectively. 
• provision of mechanical ventilation in the majority of bathrooms is a must. 

There may be circumstances where the levels of moisture are being adequately dealt with by the natural background ventilation within the dwelling. For example, a one-bedroom flat where the single occupier uses the facilities infrequently.

In these circumstances any changes in the use of the facilities or occupancy levels that will introduce an increase in moisture mechanical ventilation must be provided.

Mechanical extraction must be capable of dealing with the levels of moisture within the room. Direct to the external air, controlled via a room light cord switch and incorporating a minimum 15-minute over-run device, and a minimum discharge rate of 15 litres of air per second. The provision of mechanical extraction will be insisted upon in bathrooms where a lack of suitable ventilation results in condensation issues. A lower rate of ventilation can be accepted where a continuous ventilation system is used. PIV or dMEV continuous running extractor fan with Humidistat.

Where council officers assess there is an issue with condensation and moisture levels, they may insist on the installation of mechanical extraction to deal with this using the methods described above.

• All wastewater pipe work must be connected where necessary adequately sealed and have no loose connections. Waste pipes must be fitted with the correct fall to allow wastewater to discharge to a suitable outlet. 
• Long complicated waste pipe routes must be avoided.
• All wastewater outlets must be fitted with a suitable u-bend trap or similar. 
• All external sections of the wastewater pipe work must be securely fitted and with no damage, missing or loose sections and properly discharge into the drainage system.
• The WC soil vent stack must be securely fitted and with no damage, missing or loose sections and properly discharge into the drainage system.
• Sanitary appliances must be located within the dwelling whose occupants are to use them. All access should be internal from within the dwelling or building. The location of any individual sanitary appliance should accord with normal industry practice and not compromise the comfort and use of any dwelling or building. 
• In all cases sanitary appliances should be surrounded by surfaces capable of being readily cleaned and maintained and, where there is likelihood of water escaping beyond the confines of the appliance, the surfaces should be impermeable. 
• A wash hand basin is for personal hygiene only. A sink within a kitchen is not considered suitable for personal hygiene use. 
• Bathrooms and shower rooms must be provided with adequate heating, lighting, and ventilation. 
• Bathroom doors must be provided with a lock for privacy. It is recommended the lock fitted is capable of being opened from outside the bathroom in the case of emergency. 
• Bathrooms should not have a door with glazing. If glazing is present this must provide a sufficient level of privacy for the occupant. The use of a privacy glass such as frosted, textured,  sandblasted or similar or a privacy window film would be acceptable.
• Any electrical switches, sockets or equipment must be safely positioned in the bathroom in accordance with current IEE Regulations and Part P of the Building Regulations.
• Light fittings must be IP rated in accordance with its location within the bathroom
• Ceilings must have a surface that is easily cleansable and be free from damp and mould
• Walls must have a surface that is easily cleansable and be free from damp and mould
• Floor coverings must be sealed around the perimeter of the room. They must also extend beyond the bath panel or shower tray panel to prevent water getting beyond the bath area.
• Where a shower is fitted over a bath a suitably sized screen or shower curtain must be fitted that prevents water from getting beyond the bath area.
• Shower cubicles/ trays must be adequately sealed to prevent water from getting beyond the cubicle area.
• WHB must be securely fixed to the wall, any pedestal must also be secure. Wastes must be free from blockages and wastewater must drain freely. 
• Tap fittings must be securely fitted and free from leaks, drips. Operation of taps must be as intended and without hindrance. 
• WC and soil waste connections must be free from leaks. 
• The WC pan must be securely fixed to the floor / wall and the perimeter of the pan sealed with the adjacent floor covering. 
• The WC flush handle must be secure and functioning and the cistern must refill at a suitable rate.

All properties must have the following Kitchen amenities in good working order and well maintained.

• A fitted sink unit with drainer and hot and cold-water supply with taps. 
• In all cases sinks should be surrounded by surfaces capable of being readily cleaned and maintained and, where there is likelihood of water escaping beyond the confines of the appliance, the surfaces should be impermeable, and the perimeter sealed
• Fixed work surfaces for food preparation, these must be sealed between the wall and the work top with a suitable silicone sealant.
• Where reasonably practicable a minimum of 300mm of worktop must be provided either side of the cooker/hob.
• Adequate food storage cupboards and shelving must be provided. Under sink storage should not be used for food storage. food storage facilities should enable cooked and uncooked food to be kept separate to prevent cross contamination. These facilities should be of adequate size for the size of dwelling and should be finished internally and externally with smooth impervious surfaces capable of being readily cleansed and maintained in a hygienic condition.
• Suitable space and provision for a gas or electric cooker. 
• Suitable space for a fridge or fridge freezer. The electrical socket outlet for this must be accessible and within 1m of the appliance. 
• Sink/tap fittings must be secure and correctly plumbed and sealed.
• Drainage, waste traps and wastewater pipes must be fitted securely and free from blockages
• All external sections of the wastewater pipe work must be securely fitted and with no damage, missing or loose sections and properly discharge into the drainage system
• There should be sufficient sockets located around the kitchen to accommodate white goods. Minimum electrical socket provision can be found in the Electrical Sockets section. 
• Electric sockets for electrical appliances along the work surfaces must be fitted above the work top level. 
• Electrical sockets and cooker switches must not be fitted directly behind any heat source, such as a cooker or hob.
• If a socket-outlet is provided in the cooker control unit, this should not be included in the number recommended in the Table 2. 
• Appliances built into kitchen furniture (integrated appliances) should be connected to a socket-outlet or switch fused connection unit that is accessible when the appliance is in place and in normal use. Alternatively, when an appliance is supplied from a socket-outlet or a connection unit, these should be controlled by an accessible double pole switch or switched fused connection unit. It is recommended that wall mounted socket-outlets above a work surface are spaced at not more than one metre intervals along the surface.
• Fitted kitchen cupboards must be well maintained and in good working order 
• All kitchen base and wall unit doors and drawers must be securely fixed and in full working order and open and close as intended.
• All kitchen base and wall unit shelving and back boards must be in place and securely fixed. 
• All kitchen cupboards, base and wall units must be free from damp and mould.
• All work surfaces should be non-porous and reasonably smooth such that they can be cleaned effectively. With appropriate glued edging strips where necessary. 
• All work surfaces must be supported by suitable legged supports.
• Provision of mechanical ventilation in the majority of kitchens is a must. 

There may be circumstances where the levels of moisture are being adequately dealt with by the natural background ventilation within the dwelling. For example, a one-bedroom flat where the single occupier uses the facilities infrequently.

In these circumstances any changes in the use of the facilities or occupancy levels that will introduce an increase in moisture levels mechanical ventilation must be provided.

• Mechanical ventilation when provided when provided must be capable of dealing with the levels of moisture within the room. Minimum extraction levels are as follows
• 30 l/s (litres per second) for a cooker hood ducted to the outside 
• 60 l/s for a kitchen extractor fan (wall or ceiling mounted) 
• Recirculating cooker hoods (not ducted outside) do not count as extraction; additional extraction will be needed.
• Additional mechanical extraction will be insisted upon in kitchens where a lack of suitable ventilation results in condensation issues.
• Additional mechanical extraction when provided must be capable of dealing with the levels of moisture within the room. Direct to the external air, controlled via a room light cord switch and incorporating a minimum 15-minute over-run device, and a minimum discharge rate of 15 litres of air per second. The provision of mechanical extraction will be insisted upon in kitchens where a lack of suitable ventilation results in condensation issues. A lower rate of ventilation can be accepted where a continuous ventilation system is used. PIV (positive input ventilation) or dMEV Continuous Running Extractor Fan with Humidistat.

Where council officers assess there is an issue with condensation and moisture levels, they may insist on the installation of mechanical extraction to deal with this using the methods described above.

• The dimensions and layout of the kitchen should be sufficient for the safe provision of all the necessary facilities and the safe circulation of the occupants
• The layout of the kitchen should avoid where reasonably practicable the positioning of a cooker or hob directly adjacent to a doorway.
• Kitchens are a high-risk area for fire and means of escape purposes therefore the location of a kitchen or cooking area within a dwelling should not compromise the fire escape route.
• It is recommended and good practice to provide a fire blanket and a small multi-purpose fire extinguisher in the kitchen 

Where kitchen facilities fall short of these requirements due to unforeseen circumstances you are advised to contact the Private Sector Housing Team to discuss alternatives for the provision of a safe and functioning kitchen. These will be assessed on a case-by-case basis. For example, where a long-term tenant has rearranged the kitchen layout themselves without the landlord's permission. 
 

• All Staircases must be in sound secure condition with no uneven treads or risers
• Complete with a Handrail either side of the staircase and must extend the full length of the steps.
• The handrail must be secured to the wall or secured to the balusters and top and bottom newel posts where fitted.
• The handrail must be sited between 900 to 1000mm, measured from the top of the handrail to the pitch line of the floor. 
• The handrail must be shaped so that it is easy to grasp 
• Treads and risers to each staircase must be even and suitably sized.
• All landing guarding must be in sound secure condition
• The guarding must be provided on any open side of the landing area to prevent falling from the landing. 
• The guardrail height should be between 900mm and 1000mm measured to the top of the handrail from the floor. This must be strong enough to support the weight of people leaning against it and not be constructed of horizontal laths to discourage children climbing on it. 
• There must be no openings to the guarding which would allow a 100mm sphere to pass through.
• All staircases, landings and hallways must have suitable lighting points and switching (two-way switching must be fitted to the top and foot of each staircase). This is not a requirement where the stairs are located within a room which will have its own lighting point. (for example, two to three steps in a kitchen) 

The terms 'attic' and 'loft' are often used interchangeably, for the purpose of this guidance the terms both mean the room or space directly under the roof of a dwelling, often used for storage or converted into living space. If converted into to a living space the characteristic of that room will be referred to in the relevant room section of the guidance. such as a loft bedroom with permanent stairs will need to refer to the bedroom section. Loft / attic spaces not used as living accommodation should meet the following recommendations.

• Loft spaces should be insulated with a minimum 270mm depth of suitable insulation. 
• The loft hatch should be of a suitable size and in a safe and accessible location to allow access and inspection. 
• Where loft hatch is above a stairwell that limits its access, it is recommended that this is repositioned to a safer more accessible location. When engaging the services of a contractor and access is required to the loft area you should ensure the contractor is accessing the loft area safely. 
• It is recommended that loft ladders are fitted to allow for safe access. 
• It is recommended that a suitable light is fitted in the loft area.

This will ease the inspection of the loft area and roof structure and allow for any works to be carried safely. 

Increasingly the council find properties that have been used for the cultivation of illegal drugs with occupants using the loft area to hide this activity.

Having the facilities available to inspect the loft area on a regular basis can assist the licence holder in identifying these issues and taking action. 

This section includes the external areas of the property and covers the expected external standard that should be met. 

All exterior elements of the property and the external areas must meet the underlying principle of the HHSRS guidance. The property should be

• designed, constructed, and maintained with non-hazardous materials
• free from both unnecessary and avoidable hazards.

Each of the exterior elements to the property must be fully inspected to ensure they meet the standard set out.

The roof structure must be sufficient to support the dead loads of the roof, (weight of the roof structure and covering) and all live loads (people, snow wind) 

The roof coverings must be fully weatherproof. They must be designed and constructed to prevent water infiltration and include appropriate slopes, drainage systems and waterproof membrane and have proper ventilation to prevent moisture build up within the roof space.

Roofs should be able to withstand local wind speeds with materials and fastening methods that prevent uplift. 

• There must be no missing or loose or damaged roof tiles/slates
• There must be no missing or loose or damaged ridge tiles.
• There must be no missing loose or damaged sections of roof verge or ridge tile pointing/flashing
• The use of a bitumen/felt covering to repair a defective pitched roof and the use of bituminous tape (flash band) as an alternative to metal flashings are not acceptable

The chimney stack, flaunching, brickwork, pointing, and flashings shall be in good condition, repair and, where relevant, comprise appropriate materials using recognised building techniques.

The chimney should be free from cracked mortar joints, spalled brickwork, and any vegetation.

All rainwater pipes should discharge properly into the drainage system. 

• All elements of the drainage system should be subjected to routine maintenance and free of blockages 
• The responsibility for the maintenance and management of sewers and drains is shared with property owners, water companies, local authorities, and the Highways Agency  for further information visit OFWAT - responsibility for pipes and sewers (opens new window)
• All access covers to drainage and other services should be fitted with suitable flush mounted covers adequately marked to indicate purpose.
• There should be adequate provision for surface and foul water drainage. 
• All gutters must be securely fitted and with no damage, missing or loose sections and be to the proper fall of gutter to allow adequate discharge into an appropriate outlet.
• All rainwater downpipes (RWP) must be securely fixed to the property with no damage, missing or loose sections and properly connected to the guttering. The RWP must discharge into the drainage system.
• Any connection of wastewater connecting into the rainwater down pipe must be done so using the correct connection type.

All external brickwork, pointing, render, and panelling should be structurally sound and be in good condition, repair and, where relevant, comprise appropriate materials using recognised building techniques. 

• The dwelling should be free from any threat to the occupants relating to the collapse of an element of part of the fabric of the building being displaced because of inadequate fixing, disrepair, or adverse weather conditions.
• The exterior materials of the property should not allow water ingress into the property or a neighbouring property. 
• All air bricks should be unobstructed and should not provide access by pests, for example, rats and mice. 
• The damp proof course (DPC) should be in good condition and be free from any missing, damaged, or bridged sections. 
• All external renders must be free from loose, damaged or cracked sections and must not bridge or cover beyond the DPC.
• All external panelling must be securely fixed and free from loose, damaged, or cracked sections. Timber panelling must be free from rot and be adequately treated for external use.

The external areas of the property should always be in a reasonable condition. Any gardens, yards, and other external areas within the curtilage of the property are kept in reasonably clean, free of litter and in a tidy condition and free from rodent infestation.

Paving 

• Yard surfaces must be non-slip and constructed of a suitable outdoor material and be free from any damage to the surface. 
• Concrete or paved areas such as, yard or steps, are free from vegetation, moss/algae and weeds. 
• All paths and areas of paving should be level and free from trip hazards. 
• All external spaces should be well-drained such that surface water is discharged effectively into appropriate drains.  

Boundaries, fences, and gates

• The exterior of the property and all boundary walls, fences and gates should be kept free from vandalism and/or graffiti. 
• All boundary fences and walls should be well maintained to prevent unauthorised access. 
• All fencing must be in a good state of repair. With no damaged or rotten timber sections or protruding nails or screws.
• All gates (especially to rear gardens/yards) are in a good standard of repair. They can be closed and locked where there is a possible security risk (for example, rear gardens that back onto an alleyway)
• It is recommended that all boundaries should be clearly defined, for example, by fences or walls. Nevertheless, if in the absence of the original boundary, neighbour disputes/issues would be reduced with the reinstating of the boundary this may be insisted on.
• Shared boundaries - The onus is on the owner to establish their responsibilities on shared boundaries by checking their own property documents and having contact with the other owner(s). The documents evidencing the boundary responsibility should then be shared with any managing agent involved in the property and the council on request.
• All boundary fences and walls should be well maintained to prevent unauthorised access.
• The property and its curtilage should include a clear defensible space that would prevent unauthorised access. This may not be possible where the elevation is built directly onto the street or rear lane. 
• All perimeter walls must be in a good state of repair. Secure and of sound construction. 
• All perimeter metal railings must be in good state of repair in secure condition and free from rust and any sharp edges.
• All perimeter fencing is in a good state of repair. The fencing must be set at an appropriate height in relation to other fencing and wall to neighbouring properties. The fencing if timber must be treated with a weather proofing to prolong the life of the timber.
• Trees, shrubs and hedges must not obstruct windows to the property or neighbouring properties.

Refuse and waste management

• There must be adequate provision for refuse collection and storage by the occupants. (Visit Waste provision for further information.)

• All refuse bins should be able to be stored in a suitable location within the curtilage of the property. 
• All external spaces should be kept free from accumulations of refuse, furniture, or any other materials. 

Lighting

• All external spaces and steps should have suitable lighting to enable occupiers to use the areas safely. Particularly where the area is secluded and/or there is a lack of borrowed light from street lighting. 
• Steps that are enclosed with no natural, borrowed, or artificial lighting must be provided with artificial light that illuminates the whole run of the steps.

Steps, stairs, and ramps

• All external steps, ramps and thresholds should be slip resistant to prevent slips and falls. 
• All external steps, ramps and thresholds should be suitably guarded and free from fall hazards. 
• All changes in level should be suitably guarded and free from fall hazards. 
• External Steps must be non-slip and constructed of a suitable outdoor material. Must be free from vegetation or moss/algae growth.
• All external steps must have a suitable handrail and guarding, covering full length of the steps. 

Handrails and guarding

• External step and landing guarding must be fitted to all open sides of the steps and landing areas.
• Complete with a handrail either side of the steps and must extend the full length of the steps.
• The handrail must be secured to the wall or guardrail.
• The handrail must be sited between 900 to1000mm, measured from the top of the handrail to the pitch line of the steps. 
• The handrail must be shaped so that it is easy to grasp. 
• The guardrail height should be between 900mm and 1000mm measured to the top of the handrail from the steps or landing. This must be strong enough to support the weight of people leaning against it and not be constructed of horizontal laths to discourage children climbing on it. 
• There must be no openings to the guarding which would allow a 100mm sphere to pass through.
   

At the commencement of a new tenancy the landlord should ensure (where applicable) that:

• all gardens and yards are clean and tidy, free of all rubbish and items discarded by previous occupancies 
• all outbuildings, sheds, and garden structures are in sound, safe condition and fit for purpose.
• all electric or petrol-powered gardening equipment provided for tenant uses is regularly tested and certified as being safe for purpose and use. 
• the responsibility for the ongoing maintenance of any garden spaces during the period of a tenancy, is clearly defined and understood by the tenant, at the beginning of that tenancy. 
• That any lawns are recently mown, and any trees, shrubs or hedges are trimmed to a suitable level. Over hanging hedges trees or shrubs that encroach onto the public footpath or highway must also be trimmed back to the property line.

All households should be provided with suitable and sufficient provision for the storage and collection of waste, including the correct type and number of waste bins for the size of the household. 

• A domestic waste bin (green) and a recycling bin (blue) provided at the property. Both bins must be clearly marked with the number/street of the property
• The correct number and type of refuse bins must be provided for the number of occupiers. 
• Additional refuse bins can be requested for  a household of six or more people, there is a need to dispose of clinical waste, someone at the property is a foster carer. Evidence may be required when ordering.
• Adequate access to allow the occupant to take the refuse bins to the correct collection location must be provided. Garden and yard gates must be in suitable condition so that bins can be moved with ease. Excessively high or steep steps / ramps must be avoided. 
• If occupants require an assisted bin collection this can be arranged, visit Assisted bin collections.

Private Sector Housing
Gateshead Council
Civic Centre
Regent Street
Gateshead
NE8 1HH

Selective Licensing and Additional HMO Licensing Areas
[email protected]
0191 433 3365 / 4332452

Gateshead Private Sector Housing and HMO Licensing
0191 433 2350 
[email protected]

Gas Safe Register
www.gassaferegister.co.uk (opens new window)
0800 408 5500
[email protected] 

National Gas Emergency Service
0800 111 999 

Electrical Emergencies 
Domestic power cuts or concerns with distribution infrastructure (typically wooden poles) 
please contact 105.
If you spot a potential hazard on or near a transmission overhead electricity line (metal lattice towers) 
call the 24-hour electricity emergency helpline 0800 40 40 90.

Northumbrian Water 
No water or a sewerage issue. 
Emergency helpline available 24/7 call 0345 717 1100 Northumbrian Water (opens new window).

Competent Person Schemes

NICEIC (National Inspection Council for Electrical Installation Contracting)
0870 013 0382
NICEIC (National Inspection Council for Electrical Installation Contracting) (opens new window)

NAPIT (National Association of Professional Inspectors and Testers)
0345 543 0330  
NAPIT (opens new window) 

ELECSA
0333 321 8220 
ELECSA (opens new window) 

ECA (The Electrical Contractors Association)
020 7313 4800
ECA (The Electrical Contractors Association) (opens new window) 

Rospa (The Royal Society for the Prevention of Accidents)
+44 (0)121 248 2000
[email protected] 

Citizens Advice Bureau
The Davidson Building
Swan Street
Gateshead
NE8 1BG
0344 245 1288 

HSE (Health and Safety Executive)
0300 003 1747
HSE, Health and Safety Executive (opens new window)

VOA (Valuation Office Agency) Check the register of fair rents - GOV.UK (opens new window)

EPC Register (opens new window)

How to let guide How to let guide (opens new window)

Government-approved redress scheme for letting agents and property managers in England.

The Property Ombudsman (opens new window)
https://www.propertyredress.co.uk/ (opens new window)

Tenancy deposit protection schemes

Deposit Protection Service (opens new window)
My Deposits (opens new window)
Tenancy Deposit Scheme (opens new window)

Each section has a brief overview of the property standards guidance requirements. 

To ensure your property meets the standard please refer to the full guidance document.

1. Fire safety standards and means of escape 

Single person / family dwelling

2. Gas safety and carbon monoxide 

3. Electrical safety

4. Overcrowding and room sizes

5. Noise

6. Pests

7. Legionella

8. Asbestos and manufactured mineral fibres (MMF)

9. Internal room standards

10. Heating, insulation and ventilation

11. Bathing and sanitary facilities

12. Kitchen facility standards

13. Stairs, landings, hallways

14. Loft / attic

15. External property standards

16. Gardens and yards

17. Waste provision