Safety Risk Assessment

[Legion]

I am attempting to make the safety surveys I carry out on the property I let less subjective. Can anyone point me in the direction of a good and proven method of assessing risk to cover the topics included in the HHSRS document “Guidance for Landlords & Property Related Professionals”. There suggested method seem worse than mine. Or would anyone care to reveal how they do them?

[Paul_f]

Most don't bother because they are unaware of the necessity to have a risk assessment carried out.

[mind the gap]

Most don't bother because they are unaware of the necessity to have a risk assessment carried out.

No, that isn't true. But it would be useful to know more about the circumstances. Is this a property which is being rented out for the first time, or what?

If any building work has been done recently and the work signed off by a building inspector, that should cover any safety aspects as far as the renovations are concerned.

Similarly, if the property is a licensed HMO, you can be pretty sure that it has been safety-assessed to an acceptable standard in order to get that licence.

If not, I suppose you have to work your way round the house systematically, noting potential risks and any measures in place to reduce the risk. Most obvious risk factors might be gas installations (get a CP12); electrical installations (get an electrical safety check done); fire & smoke (fire resistance of doors? Are alarms fitted and working?) fire escape routes made clear to tenants; staircases (adequate secure banister railing with spaces no more than 12 cm centres if spindles used); floor coverings (fit for purpose, how likely to cause slips or trips); glass in windows (secure and unbroken); low windows scured against children falling out /people walking into them ;any glass in internal doors (must be safety glass); anti-intruder security fitted and working; written copy of safety and security policy for property given to tenants.

I've probably missed things here but your local council might have a more detailed checklist/risk assessment form.

[Legion]

No I’ve had them a while and none are HMO, but having just taken early retirement and now have more time to investigate things.
Having found Landlordzone ,I read one or two things, then several more and even more and finally came to the conclusion, I didn’t know very much and must do better.
I’ve now had all properties checked electrically ie periodic and PAT and had upgrade work carried out, they have always had gas safety checks, and I’ve just installed fire extinguishers and blankets but want to show due diligence when it comes to general safety audits.
Having read more about HHSRS and the 29 assessment checks laid out there I set about making up a set of inspection sheets for each of my places.
However, having thought a little deeper, I wondered how two different people may for instance assess the 11 items contained under “Protection against accidents”. I’ve seen risk assessment methods somewhere in the past which employed a ranking system that finally resulted in a number. The higher the number the higher the risk and this method seemed a more reliable way to assess risks.
By the way this is an absolutely invaluable site

[jeffrey]

By the way this is an absolutely invaluable site
Yes, it is. Thank you! Please tell rest of world too...

[Mrs Jones]

When the flat upstairs was sold about a year ago, the purchaser's solicitors insisted that a risk assessment report be produced. The vendor arranged for such report (which was not cheap) to be produced, and as a friend, sent me a copy. A beautifully produced document, the content was negligible and I could easily have carried out this inspection etc. myself. There appears to be no regulation covering what training/qualifications the person producing such reports should have. I just came to the conclusion that it was money for old rope!!!

[jeffrey]

When the flat upstairs was sold about a year ago, the purchaser's solicitors insisted that a risk assessment report be produced. The vendor arranged for such report (which was not cheap) to be produced, and as a friend, sent me a copy. A beautifully produced document, the content was negligible and I could easily have carried out this inspection etc. myself. There appears to be no regulation covering what training/qualifications the person producing such reports should have. I just came to the conclusion that it was money for old rope!!!
Yes. It's not surprising. These spurious assessments are part of the 'blame'/'risk averse' culture of the bizarre times in which we live.

[mind the gap]

Yes. It's not surprising. These spurious assessments are part of the 'blame'/'risk averse' culture of the bizarre times in which we live.

Agreed. Obviously, nobody should be renting out a death trap (which some properties are), but how on earth you are supposed to come up with a quotient for the likelihood of someone twisting his ankle on the way upstairs? Or a drunken student breaking his nose because he walked into a closed door?

On a coach trip taking students to the theatre recently, I had to assess the risk of injury to any student whilst crossing the 35m of car park from coach to theatre. Another time, when roaming around the Pennines above Haworth, we were not allowed to go within 500m of a waterfall despite the fact that the walk was being led by a qualified mountain leader. (Overkill or what!)

OP, assuming you are a normally intelligent and careful human, I would just go round the property with a watchful eye and note anything on the list I suggested above which is obviously dangerous, and do something about it.

[mind the gap]

And a final thought ...if the property is to be rented out either to Media students, or tenants with small children, then be on the safe safe and borrow three kids for an hour and let them loose in the place. The saftey issues will soon become apparent.

If you feel it is unethical to use human kids, small goats are good substitutes. They will behave in the same way when let off the leash in a new place.

[Paul_f]

No I’ve had them a while and none are HMO, but having just taken early retirement and now have more time to investigate things.
Having found Landlordzone ,I read one or two things, then several more and even more and finally came to the conclusion, I didn’t know very much and must do better.
I’ve now had all properties checked electrically ie periodic and PAT and had upgrade work carried out, they have always had gas safety checks, and I’ve just installed fire extinguishers and blankets but want to show due diligence when it comes to general safety audits.
Having read more about HHSRS and the 29 assessment checks laid out there I set about making up a set of inspection sheets for each of my places.
However, having thought a little deeper, I wondered how two different people may for instance assess the 11 items contained under “Protection against accidents”. I’ve seen risk assessment methods somewhere in the past which employed a ranking system that finally resulted in a number. The higher the number the higher the risk and this method seemed a more reliable way to assess risks.
By the way this is an absolutely invaluable siteHHSRS is far too complicated to discuss on the site because it is far reaching but it depends on the hazard rating as to what you have to do, ranging from compulsory to almost cosmetic;the fact you have carried out an assessment is in itself commendable.


Most agents don't bother because they are unaware of the necessity to have a risk assessment carried out.
No, that isn't true.I'm afraid it is and have proof.

[Legion]

Thank you one and all :D

[mind the gap]

I'm afraid it is and have proof.

Your first post did not mention agents; in response to OP's question which appeared to be about 'Landlords and property-related profesisonals', you said 'Most don't bother' (post 2).

You cannot know this and I doubt very much whether reliable research exists as to whether agents do saftey checks correctly or not. The people who conduct such research usually have a vested interest in producing a certain set of results, one way or another.

Think about it : the vast majority of risks in a rented property are the same as they would be in a private home. The ones which may be a matter of life and death, are covered by statutory regulations. In cases where the risk is increased because the property is being shared by a number of unrelated tenants, HMO licence regulations exist to ensure those properties are as safe as possible.

It just needs a measure of common sense and the bottom line is to ask oneself (and honestly answer) the question : would I be happy for my family to live in this property, from a saftey/security point of view?

If you get this answer wrong, the tenants will soon tell you.

[Bel]

And dont forget the legionella risk assessment; to which I am certain 95% of agents do not do as they dont mention it in their landlord packs (whereas they do for gas safety etc)

[Legion]

And dont forget the legionella risk assessment; to which I am certain 95% of agents do not do as they dont mention it in their landlord packs (whereas they do for gas safety etc)

Oh no not another one :eek:. I may also need a risk assessnment for boiling the kettle!

[Mrs Jones]

well you might burn your fingers......

[Bel]

Oh no not another one :eek:. I may also need a risk assessnment for boiling the kettle!

You started it !

[mind the gap]

And dont forget the legionella risk assessment; to which I am certain 95% of agents do not do as they dont mention it in their landlord packs (whereas they do for gas safety etc)

And don't forget the 'dead mice under the floorboards' check.

And the anthrax spore check if any part of the construction involves horsehair (e.g. old lath and plaster).

And the psitticosis check if anyone keeps pigeons within one mile of the property.

And the Bubonic Plague check if there has ever been rat activity in or near the property.

And the 'keel over and die' check if students have been using the fridge.

[cmbhappy]

My tiny contribution. When I was working as a claims manager across a range of many firms of solicitors, if it was discovered, as it sometimes was, that a timely risk assessment had been conducted by the defendant prior to an incident and fair and reasonable steps taken to mitigate any perceived danger, then the claim in every such case was simply dropped. "Such reasonable steps" were often simply to include those in the vicinity of such a hazard that it might exist and have them sign to acknowledge this fact!

[Bel]

And don't forget the 'dead mice under the floorboards' check.




Please check if mice were actually previous tenant's pets as you would need to contact T to give them a chance to reclaim before disposal.




In the case of any doubt, I am serious about the legionaires disease risk assessment. Details on LLzone.

[mind the gap]

Please check if mice were actually previous tenant's pets as you would need to contact T to give them a chance to reclaim before disposal.




In the case of any doubt, I am serious about the legionaires disease risk assessment. Details on LLzone.

Absolutely. In a civilised society every dead mouse deserves a decent burial.

And Bel is dead right about the Legionnaire's check, too.

[SEB]

well you might burn your fingers......

ALL of life is a risk and when we first burnt our hands as kids, for example, by putting our hands in a lit fireplace, over the gas hob when it was on or by lighting matches, we quickly learned not to do it again and to be wary of the these dangers forever more.

For those adults reading this who haven't yet learned that boiling water can burn your skin, well, that's where Darwin's wonderful law of evolution comes into play, playing its wonderful role in ridding us of boneheads.

[Legion]

My tiny contribution. When I was working as a claims manager across a range of many firms of solicitors, if it was discovered, as it sometimes was, that a timely risk assessment had been conducted by the defendant prior to an incident and fair and reasonable steps taken to mitigate any perceived danger, then the claim in every such case was simply dropped. "Such reasonable steps" were often simply to include those in the vicinity of such a hazard that it might exist and have them sign to acknowledge this fact!

Interesting, thank you.;)

[Moderator1]

Posts abusive of members have been deleted and will not be tolerated.

[Mrs Jones]

ALL of life is a risk and when we first burnt our hands as kids, for example, by putting our hands in a lit fireplace, over the gas hob when it was on or by lighting matches, we quickly learned not to do it again and to be wary of the these dangers forever more.

For those adults reading this who haven't yet learned that boiling water can burn your skin, well, that's where Darwin's wonderful law of evolution comes into play, playing its wonderful role in ridding us of boneheads.

To SEB - it was a joke........ you know ..... tongue in cheek.....

[jeffrey]

Safe assessment: you're only supposed to blow the bladdy doors off.