5.0 Code of Standards

5.1 The standards outlined below are the minimum standards to be achieved by all properties owned by landlords or managed by agents who sign up to and are designated accredited landlords or agents by the scheme administrator. This includes properties owned or managed and let to non students as “The Scheme”
is linked to the “Hull Accredited Landlord Scheme” (H.A.L.S.) operated by Hull City Council.

Further detailed information about how to achieve the standards can be obtained from the housing standards team at Housing Strategy, 33 Witham, Hull, HU9 1DB.

These standards cover the physical aspects of the property and include:-

• General repair condition of the property.

• Visual appearance.

• Furnishings.

• Facilities for the storage, preparation and cooking of food.

• Personal washing facilities.

• Toilet facilities.

• Space standards.

• Gas and electrical safety.

• Lighting and ventilation.

• Energy Efficiency and space heating.

• Internal layout.

• Fire safety.

• Security.

• Hygiene and waste disposal.

• Design and structural safety.

5.2 Visual appearance
Within the landlord's responsibilities and reasonable endeavours the visual appearance of dwellings, outbuildings, gardens, yards and boundaries are maintained in a reasonable state so as not to detract from the visual amenity of the area.

5.3 Furniture
All furnishings and furniture provided by the landlord are in satisfactory condition at the commencement of the tenancy and comply as appropriate with the Furniture and Furnishings (Fire) (Safety) Regulations.

5.4 Kitchen Facilities
Each kitchen contains facilities for the storage, preparation and cooking of food which are suitable for the number of occupants using the kitchen, unless provided by the tenant.

5.5 Toilet and Personal Washing Facilities
An adequate number of suitably located W.C.s, baths and/or showers and washbasins are provided with constant hot and cold water supplies as appropriate, which are suitable for the number of occupants.

5.6 Overcrowding
Dwellings are not knowingly overcrowded.

Health and safety

Landlords will ensure that:

5.7 Gas Appliances and Supply
All means of use and supply of mains gas and alterations and repairs to gas installations shall comply with current Gas Safety (Installation and Use) Regulations.

Documentation giving verification of annual gas safety checks by a CORGI registered gas installer will be provided to tenants (or put on display in the dwelling) and made available to the scheme administrator.

Clear written instructions in the safe use of all central heating and hot water systems are available on request

5.8 Liquefied Gas, Paraffin Heaters and Appliances
Portable bottled gas or paraffin heaters will not be provided as a heating source.

Oil fired heating systems are serviced in accordance with the manufacturer’s recommendations.

5.9 Electrical Installations and Appliances.
All electrical installations provided by the landlord are visually checked for defects at the commencement of the scheme. It is strongly recommended that installations are certified as safe by a competent electrician in accordance with the current relevant legislation. A document of verification sholud be obtained showing that the electrical wiring of the dwellings is in a safe and satisfactory condition and stipulating the timescale within which the next safety check should be carried out.

A NICEIC or ECA certificate will meet this requirement.

All components used in electrical wiring installations and repairs comply with the relevant InternationalStandards and all appliances will be installed in accordance with manufacturers instructions.

Reasonable steps are taken to ensure that all electrical appliances provided by them under the terms of the tenancy are functioning effectively, in accordance with manufacturers’ operational limits, and in a safe manner. Portable Appliance Testing (PAT) would be one satisfactory method of ensuring this.

Appliances are regularly visually inspected for wear and tear and any defects remedied.

Instructions in the safe use of all electrical appliances (including cookers, space and water heaters, refrigerators and freezers) will be given upon request.


5.10 Lighting and ventilation
All dwellings are provided with adequate natural and artificial lighting and ventilation.

5.11 Energy Efficiency

All dwellings are provided with a reasonable level of energy efficiency measures and to include as a minimum hot water tank and exposed pipe lagging and adequate insulation to roof void areas where appropriate.

Energy efficiency improvements are incorporated, where practicable, into refurbishment schemes.

Tenants are given advice upon request, or signposted to an appropriate advisory agency, on how best to heat their accommodation and use hot water in an energy efficient way using the facilities provided. The scheme operator will assist with the provision of such information.

5.12 Space heating
All dwellings are provided with adequate and suitable space heating. Efficient and economic fixed heating appliances, or a controllable central heating system, are required to be provided in principal rooms or bedsits, with suitable provision for other rooms. Heating using only on peak electricity, other than in an
exceptionally well insulated dwelling, is not acceptable.

5.13 Internal layout
Dwellings, or parts of dwellings, must not be let if the internal layout is likely to be prejudicial to the health, safety or well being of the tenants or they are otherwise not reasonably suitable for occupation. Rooms must have an adequate floor to ceiling height. There is no prescribed minimum height, but seven feet ( 2.1 metres ) would normally be considered to be satisfactory. Each case will be looked at on its own merits depending upon all the circumstances.

5.14 Fire Safety

The Housing Act 2004 has changed the definition of house in multiple occupation such that all properties with three or more unrelated occupiers are now included.

This means that all student houses are now classed as houses in multiple occupation unless owner occupied or occupied by a family.

The Fire standards that apply are those adopted by Hull City Council for houses in multiple occupation which have been agreed with Humberside Fire and Rescue Service and the neighbouring local Housing authorities.

The following standard applies from August 2006

2 storey up to 4 students

For small two storey properties with up to four persons there should be a mains operated interlinked fire alarm system, that complies with BS 5839 part 6 Grade D LD3, covering the hall, stairs and landings (escape route) and any higher risk rooms such as living rooms and kitchens that open onto the escape route. This
should comprise smoke detectors at all levels in the escape route and living room and/or a heat detector in any kitchen. Any rooms fitted with fire doors should be provided with smoke detectors with integral sounders linked to the communal system.

There should be self closing fire doors with combined intumescent heat and cold smoke seals on any higher risk rooms that open onto the escape route.

Ceilings between the ground and first floor should be half hour fire resistant. This can be achieved using 12.5mm plasterboard either over the existing ceiling or on its own fixed directly to the joists. Where the ceilings are of lath and plaster and are in good condition with no un-keyed areas or serious cracks they may be left and a smoke detector provided in each such room. Lath and plaster ceilings must be monitored and replaced as soon as convenient if they start to deteriorate.

2 storey up to 5 and 6 persons
For two storey properties with 5 or 6 persons there should be a mains operated interlinked fire alarm system, that complies with BS 5839 part 6 Grade D LD2, covering the whole dwelling with detection in all rooms as well as all levels of the stairs and landings (escape route). Heat detectors should be provided in kitchens and smoke detectors elsewhere.

There should be self closing fire doors with combined intumescent heat and cold smoke seals to all rooms opening onto the escape route at ground floor level and on any higher risk rooms on any other level. Bathrooms and toilets containing no fire risk need not be fitted with fire doors.

Ceilings should be treated as for 2 storey properties with up to 4 persons.

2 storey properties with more than 6 persons and all 3 storey properties

These properties should be provided with a mains operated interlinked fire alarm system, that complies with BS 5839 part 6 Grade D LD2, covering the whole dwelling with detection in all rooms as well as all levels of the stairs and landings (escape route). Where there are more than 3 persons sleeping on the second floor or above or the property comprises large two storey purpose built accommodation, the alarm system should comply with BS5839 Part 1 L2.

Heat detectors should be provided in kitchens and smoke detectors elsewhere. Break glass call points should be provided in 3 storey properties.

There should be self closing fire doors with combined intumescent heat and cold smoke seals to all rooms opening onto the escape route. Bathrooms and toilets containing no fire risk need not be fitted with fire doors.

All ceilings with accommodation above must achieve half hour fire resistance.

General

The above is a brief summary of the fire safety standards detailed in the Council’s Guide to Fire Safety in Houses in Multiple Occupation. You are advised to refer to this for full details of the requirements particularly with respect to complex or larger buildings or to consult with the Private Housing Environmental Health team on 300300 for more advice.

Fire blankets must be provided in all shared kitchens.

Soffits to staircases should be under-drawn with 12.5mm plasterboard. In 3 storey properties under-stairs cupboards should be made protected cupboards with both the spandrel and door being half hour fire resistant. Alternatively cupboards containing no fire risk can be kept empty and locked shut.

Smoke alarms shall be properly maintained in accordance with the manufacturer’s instructions

Emergency lighting and fire fighting equipment may be required in larger properties.

Tenants must be informed of their responsibilities to treat the alarm system with respect.

The design and detail of the measures are determined in accordance with a fire safety risk assessment and in consideration of the local authority’s HMO standards.

Fire alarm and emergency lighting systems installed in HMOs are properly checked and maintained by a competent approved electrician, once every 12 months. Inspection certificates are also provided and retained. A method for ensuring fire alarm systems are operational on a weekly basis is adopted.

All exit routes within a dwelling such as hallways, landings and staircases, so far as they are under the control of the landlord and as far as reasonably practical, will be maintained safe, unobstructed and free of fixtures and fittings to enable evacuation of the dwelling in the event of fire.

5.15 Fire safety guidance
Clear guidance on fire safety will be provided to residents at the commencement of the tenancy or the
tenants signposted to a suitable advisory . The necessary information will be provided to the landlord by the
scheme operator.

5.16 Security Measures
Members must consider and implement where appropriate, measures recommended by local Police
Authority backed crime prevention initiatives.
Security grilles on doors and windows are used responsibly and in consideration of fire safety, appearance
and the need for their use at all.
External doors and frames are secure and fitted with a secure locking system.
In high risk Houses in Multiple Occupation, to help avoid delay in escaping in case of fire, final exit doors
and any other doors through which a person may have to pass should be so fastened and maintained that
they can be easily and immediately opened from the inside without the use of a key. Glazing in association
with such doors should be laminated or have a plastic adhesive film applied to reduce the risk of persons
breaking the glass from the outside so as to gain unlawful entry.
Ground floor and upper storey windows accessible from ground level, are of sound construction and
resistant against unauthorised entry.
If present burglar alarm systems have a 20 minute cut out and a key holder nominated.

5.17 Hygiene and Waste Disposal
All facilities for the storage, preparation and cooking of food will be capable of being readily cleaned and
being maintained in a clean and hygienic state by the tenants.
All floor coverings in kitchens, bathrooms and W.C.s are capable of being readily cleaned with suitable
domestic disinfectant products.
All dwellings will be provided with suitable refuse disposal facilities sufficient for the number of occupants,
as advised by the local authority’s waste collection service.
They inform tenants of the need for proper refuse management.
All appropriate steps are taken to enforce all tenancy agreement clauses relating to proper refuse disposal.

5.18 Structural Safety
All staircases are in a safe condition with suitable handrails, adequate headroom, sufficient lighting and not dangerously steep. Loft ladders and other non conventional stairs/steps are not acceptable for accessingrooms in roof spaces. No rooms in roof spaces can be let for use as habitable rooms unless converted in accordance with the building regulations or constructed at the same time that the house was built.

Ensure glazing in doors and within 300mm to either side of the doors or below 800mm in windows or glass screens is safety glass or made safe using plastic film.

Ensure access paths and yards are maintained in good condition so as to prevent the risk of tripping and laid so as afford to proper drainage and avoid flooding.

Housing Act 2004

Housing Health and Safety Rating System
The Housing Health and Safety Rating System which is a new method for assessing hazards in dwellings was introduced by this Act in April 2006.

There are 29 specified hazards ranging from excess cold (e.g. houses without adequate heating systems) to electrical hazards and entry by intruders (security issues). The system enables a score to be determined for each hazard and those scoring over 1000 are classed as category 1 hazards and those under 1000 ascategory 2 hazards

Accredited properties must be free from category 1 hazards. Category 2 hazards should be removed where possible or reduced to acceptable levels. A self assessment form is available on the Scheme website which will allow you to check your properties. Further advice regarding HHSRS can be obtained from The Scheme Administrator or the Private Housing Environmental Health team.

HMO Licensing
Licensing of Houses in Multiple Occupation (HMOs) was introduced on 6th April 2006 and all properties with 3 or more storeys with 5 or more persons forming 2 or more households and sharing amenities must be
licensed with Hull City Council. If you own such a property and this was not registered you should contact the Private Housing Environmental Health Team on 300300 and request an application form and state the addresses of the properties for which you require a licence.

Additional licensing also applies in Hull and properties with 3 or more households must also be licensed. It covers the class of properties that were subject to the Registration scheme. Further advice as to whether your property requires a licence can be obtained by contacting the Private Housing Environmental Health team on 300300 and requesting a frequently asked questions sheet on licensing. In general houses with 5 or less students who came together as a group on a single tenancy agreement, have remained as a stable group and live communally to a degree are unlikely to be classed as an HMO. This is not a definitive list of all the criteria for determination of an HMO for the purposes of additional licensing and other factors may have to be taken into account.

Properties already registered will be pass-ported into licensing without an additional fee until the period of registration ends after which an application for a licence and a licence fee must be paid.