Amenity Standards for Privately Rented dwellings

Great Yarmouth Borough Council has a commitment to work with landlords, managing agents and tenants to achieve its aim to improve the standards of housing within the private rented sector. In an era where the local demand for Council and social housing outstrips the supply it is becoming increasingly important that private housing provides a decent and safe alternative.

This article an essential guide on the amenity standards for houses in multiple occupation (HMOs), the minimum standards for properties that are utilised as short-term and medium-term temporary accommodation and single-family dwellings. It is primarily aimed at the owners, landlords, and managing agents of privately rented dwellings but can also serve as a guide for tenants.

This should be regarded as the Borough Council's policy on amenity standards in privately rented dwellings it should not be regarded as a blanket policy as each property is unique it is not practicable to provide exact and prescribed standards for every property type. The Borough Council will make assessments on a case-by-case basis and are happy to advise landlords accordingly.

The information for this policy has been drawn from legislation, government guidance, the Decent Homes Standard, and what is regarded by Local Authorities as best practice. Definitive interpretation of the legislative requirements can only be made by the relevant court of law or residential property tribunal. The Borough Council aims to update the guidance in this document as and when new legislation and guidance is laid down by Government.

It is advised that this guidance is used in conjunction with the Borough Council's publication Fire Precautions in Dwellings: A guide for landlords and managing agents of private sector housing.

The Housing Health and Safety Rating System (HHSRS) was introduced with the Housing Act 2004 as a new approach to the way 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.

Usually on the request of a tenant the inspecting Environmental Health Officer or Technical Officer will conduct a HHSRS inspection with the aim to identify all the deficiencies within the dwelling. A deficiency is defined as being 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, such because of 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 a health and safety risk calculation will be made. The calculation will be based on the risk to the most vulnerable potential occupant of that dwelling, whether anyone, or a most vulnerable occupant, is resident in the premises at the time of the inspection, and the calculation will result in the hazard being given a score. That score will determine the band into which the hazard will fall. The regulations prescribe that hazards falling within bands A to C are Category 1 Hazards, while those within bands D to J are Category 2 Hazards. Banding is intended to avoid the impression of spurious accuracy. 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 Housing Act 2004 places a general duty on the Local Authority to act against all Category 1 Hazards. The Local Authority will therefore actively seek to have the necessary works to remediate all Category 1 Hazards carried out within a suitable time frame. This will be done either by obtaining acceptable assurances from the landlord that the work will be done and/ or by the service of a formal enforcement notice.

Great Yarmouth Borough Council will also aim to address significant Category 2 Hazards either by obtaining acceptable assurances from the landlord that the work will be done and/ or by the service of a formal enforcement notice.

The definition of what is a decent home has been updated to reflect the Housing Health and Safety Rating System (HHSRS) which replaced the Housing Fitness Standard on 6th April 2006. Generally, a decent home meets the following criteria:

1. It meets the current statutory minimum standard for housing:
   • dwellings that contain one or more hazards assessed as serious (Category 1 Hazards) using the HHSRS will fail to meet this basic criterion
2. It is a reasonable state of repair:
   • dwellings which fail to meet this criterion are those where either:
     • one or more of the key building components are old and, because of their condition need replacing or major repair; or
     • two or more of the other building components are old and, because of their condition, need replacing or major repair.
3. It has reasonably modern facilities and services:
   • dwellings that fail to meet this criterion are those that lack three or more of the following:
     • a reasonably modern kitchen (less than 20 years old)
     • a kitchen with adequate space and layout
     • a reasonably modern bathroom (less than 30 years old)
     • aAn appropriately located bathroom and WC
     • adequate insulation against external noise (where external noise is a problem); and
     • adequate size and layout of common areas for blocks of flats
4. It provides a reasonable degree of thermal comfort:
   • this criterion requires a dwelling to have both effective insulation and efficient heating

Where all or some of the individual units of living accommodation/ bedsits in an HMO or shared house do not contain bathing or toilet facilities for the exclusive use of each individual household.

• 1 - 4 Persons

  • where reasonably practical there must be a wash hand basin with appropriate splash back in each unit of living accommodation; plus
  • at least 1 bathroom and 1 WC with a wash hand basin (the bathroom and WC may be combined)

• 5 Persons

  • where reasonably practical there must be a wash hand basin with appropriate splash back in each unit of living accommodation; plus
  • 1 bathroom; and
  • 1 separate WC with wash hand basin (but the WC can be contained within a second bathroom)

• 6 - 10 persons

  • where reasonably practical there must be a wash hand basin with appropriate splash back in each unit of living accommodation; plus
  • 2 bathrooms; and
  • 2 separate WCs with wash hand basins (but one of the WCs can be contained within one of the bathrooms)

• 11 - 15 persons

  • where reasonably practical there must be a wash hand basin with appropriate splash back in each unit of living accommodation; plus
  • 3 bathrooms; and
  • 3 separate WCs with wash hand basins (but two of the WCs can be contained within 2 of the bathrooms)

• 16+ persons

  • full consultation with the Local Authority required

Please note:

• a "bathroom" means a room containing a bath or shower
• all baths, showers, and wash hand basins must be equipped with taps providing an adequate supply of cold and constant hot water
• all bathrooms and toilets must be of an adequate size and layout and must be fit for purposeb
• baths and wash hand basins must have a suitable splash back
• all bathrooms and toilets must be adequately ventilated and heated.
• the flooring in all bathrooms and toilets must be water resistant, smooth, continuous, and free from any cracks or crevices as to facilitate easy cleaning (e.g.: ceramic or vinyl floor tiles or linoleum flooring)
• all bathrooms and toilets must be suitably located in relation to the living accommodation.

This is where all or some of the individual units of living accommodation/ bedsits in a house in multiple occuparion (HMO ) or shared house do not contain facilities for the cooking of food. 

• Sinks

  • Minimum Standard - defined as a fixed impervious sink with a drainer; It should be provided with an adequate and wholesome supply cold water and an adequate supply of constant hot water
    • 1 sink up to 5 occupants
    • 1 extra sink per 4 occupants and part of thereafter

• Cookers

  • Minimum Standard - a cooker should comprise of an electric or gas hob with 4 rings, an oven and grill
    • 1 cooker up to 5 occupants
    • 1 extra cooker per 4 occupants and part of thereafter

• Electric sockets

  • Minimum Standard - 30-amp supply for an electric cooker. Points should be set at a convenient height and in a safe position
    • 6 sockets (3 doubles) Additional dedicated sockets are required for a cooker, refrigerator and washing machine
    • an additional double for each two persons over five sharing. Additional sockets are required for a cooker, refrigerator and washing machine

• Work tops for food preparation

  • Minimum Standard - work tops should be secure, in good repair, fixed and of an impervious material
    • 500mm (length) x 600mm (width) per user to a maximum requirement of 2.5m length
    • additional 500mm length per user

• Cupboards for the storage of kitchen and cooking utensils

  • Note: The space below the sink is not acceptable to comply with this standard.
  • a floor-based food storage cupboard 500mm wide and standard depth and height or a wall mounted food storage cupboard 1000mm wide and standard depth and height should be provided per person
  • capacity to be increased proportionately for each additional occupant

• Refrigerators with an adequate freezer compartment, or where the freezer compartment is not adequate separate freezer

  • Minimum Standard - a large standard combined fridge/freezer refrigeration with a minimum capacity of 0.15m³ (a standard refrigerator)
    • up to and Including 5 people - A refrigerator with a minimum capacity of 0.15m3 and a freezer with a minimum capacity of 0.11m³
    • more than 5 people - Additional fridge freezer capacity to be increased proportionately for each additional occupant

• Appropriate refuse disposal facilities

  • the refuse should not cause problems of hygiene or attract pests and should not obstruct the means of escape in case of fire
  • enough refuse receptacles must be provided for the storage of refuse awaiting collection both internally and externally.

• Appropriate extractor fans

  • electrical extraction in accordance with approved document F under Building Regulations 2006

• Appropriate fire blankets

  • to be supplied and sited in accordance with fire safety guidance

• Appropriate fire doors

  • to be supplied and sited in accordance with fire safety guidance

• Appropriate surface finishes

  • kitchen floors must be water resistant, smooth, continuous, and free from any cracks or crevices as to facilitate easy cleaning (for example ceramic or vinyl floor tiles or linoleum flooring)
  • kitchen walls adjacent to cookers, sinks and food preparation areas shall be provided with impervious splash backs
  • kitchen ceilings shall be in good repair

Please note:

• all kitchens should be suitably located, ideally not more than one floor distance from the living and sleeping accommodation
• see the Borough Council's publication Fire Precautions in Dwellings for guidance on fire safety requirements in HMOs.

Where individual bedsit rooms are large enough to accommodate a kitchenette or multi-room bedsits where one of the rooms is of adequate size to accommodate a separate kitchen for the exclusive use of the occupant(s) of that bedsit.

• Sinks

  • Minimum Standard - defined as a fixed impervious sink with a drainer. It should be provided with an adequate and wholesome supply cold water and an adequate supply of constant hot water
    • one per each unit

• Cookers

  • Minimum Standard - a cooker with at least two rings with an oven and grill
    • one per each unit

• Electrical sockets Points

  • Minimum Standard - should be set at a convenient height and safe position
    • 4 sockets (2 doubles) and additional dedicated sockets are required for a cooker and refrigerator

• A work top for the preparation of food

  • Minimum Standard - the worktop should be secure, fixed and of impervious material
    • minimum size 600mm x 1000mm

• A cupboard for the storage of kitchen utensils and crockery

  • Minimum Standard - floor or wall mounted - the space below the sink is not acceptable to comply with this standard
    • a floor-based storage cupboard of 500mm wide and standard depth and height or a wall mounted food storage cupboard of 1000mm wide and standard depth and height

• A refrigerator

  • Minimum Standard - a standard refrigerator
    • a refrigerator with minimum capacity of 0.15m³

All kitchenettes should be provided with a fire blanket and a 2kg CO2 or Dry Powder fire extinguisher.

See the Borough Council's publication Fire Precautions in Residential Dwellings for guidance on fire safety requirements in HMOs.

Each unit of living accommodation in a home in multiple occupation (HMO) or Shared House should be provided with adequate thermal insulation and a suitable and effective means of space heating so that the individual unit can be economically maintained at a reasonable temperature.

Efficient heating is defined as:

• any programmable gas or oil central heating system; or
• electric storage heaters linked to Economy 7 (or similar) low-cost energy provision; or
• warm air systems; or
• under floor heating systems; or
• programmable LPG/ solid-fuel central heating system; or
• similarly efficient heating systems which are developed in the future.

Heating Guidance:

• all heaters must be securely fixed in position and fully controllable by the tenant
• electric storage heaters must be hard-wired into a dedicated and adequately rated fused control switch
• all habitable rooms and bathrooms should have a heating provision capable of raising the temperature of the room to 21°C and maintaining that temperature when the outside temperature is -1°C
• communal areas should have a heating provision capable of raising the temperature of the areas to18oC and maintaining that temperature when the outside temperature is -1°C
• portable heating appliances such as electric fires, convector or fan heaters, paraffin oil and LPG (bottled gas) should not be provided by the landlord or used by the tenant.

Insulation Guidance:

• loft spaces should be insulated with 270mm depth of glass fibre insulation or equivalent
• windows should be of sound construction and well-maintained as to be draught-proof and water-tight
• the front and rear doors to the main HMO building should be well-fitting, of sound construction and well-maintained as to be draught-proof and water-tight
• where possible landlords should consider insulating the wall cavity of the building where a cavity exists

Minimum Room Sizes for One-Room Units of Accommodation

• Bedroom Only (where a separate kitchen and living room are provided elsewhere in the HMO)

  • 1 occupant - 6.51m²
  • 2 occupants (living as a couple) - 10.22m²

• Combined Bedroom and Living Room (where a separate kitchen is provided elsewhere in the HMO)

  • 1 occupant - 9.0m²
  • 2 occupants (living as a couple) - 14.0m²

• Combined Bedroom, Living Room and Kitchen

  • 1 occupant - 13.0m²
  • 2 occupants (living as a couple) - 19.0m²

Minimum Room Sizes for Accommodation Units of Two or More-Rooms

where the rooms are for the exclusive use of the tenants that occupy them and are living as a single related family or related household,

• Bedroom

  • 1 occupant - 6.51m²
  • 2 occupants (living as a couple) - 10.22 m²

• Combined Kitchen and Living Room

  • 1 occupant - 11.0m²
  • 2 occupants (living as a couple) - 15.0m²

• Combined Bedroom and Living Room

  • 1 occupant - 9.0m²
  • 2 occupants (living as a couple) - 14.0m²

• Kitchen

  • 1 occupant - 4.5m²
  • 2 occupants (living as a couple) - 7.0m²
  • 3 - 5 occupants (living as a single family) - 7.0m²

• Living Room

  • 1 occupant - 8.0m²
  • 2 occupants (living as a couple) - 12.0m²
  • 3 - 5 occupants (living as a single family) - 12.0m²

Minimum Room Sizes for Communal Use Rooms

For rooms shared by tenants (not living as a single family) in HMO-type accommodation.

• Kitchen

  • 1 - 3 occupants - 5.0m²
  • 4 occupants - 6.0m²
  • 5 occupants - 7.0m²
  • 6 occupants - 9.0m²
  • 7 -10 occupants - 11.0m²

• Total Communal Living Space

  • 1 - 3 occupants - 13.5m²
  • 4 occupants - 17.0m²
  • 5 occupants - 18.0m²
  • 6 occupants - 20.0m²
  • 7 -10 occupants - 27.5m²
  • Note: area is inclusive of kitchen, but the kitchen must be of the minimum size specified for number of occupants

Gas Safety

It is a requirement for the landlords of all HMO properties to have any gas boiler and appliance tested on an annual 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 under regulation 3 of the Gas Safety (Installation and Use) Regulations 1998. From the 1st of April 2009 the registration scheme administered by CORGI (Now Gas Safe) was replaced by a new scheme called the "GAS SAFE REGISTER". A person will no longer be approved for the purposes of regulation 3 if registered by CORGI.

The test certificates issued must be retained by the landlord for a minimum period of two years. In HMOs where individual lettings/ bedsits have their own gas supply and appliances then a copy of the test certificate must also be issued to the tenant.

A landlord of an HMO must make the latest gas appliance test certificate available to the Council within 7-days on receipt of a written request from the Council.

Electrical Safety

Electrical Installation Condition Report (EICR)

The landlord of an HMO must ensure that the fixed electrical system is inspected and tested every 5-years by a person qualified to undertake such inspection and testing - a copy of the certificate will be required as part of any application.

The inspection and test reports must be retained by the landlord and the landlord must make the latest electrical test report available to the Council within 7-days on receipt of a written request from the Council

Portable appliance testing (PAT)

It is a legal requirement that landlords ensure the safety of electrical appliances in their properties.

Landlords must not supply any electrical equipment to the HMO unless it has been portable appliance tested - this applies to fridges, freezers, cookers, vacuum cleaners and any other portable electrical items or electrical appliances supplied as part of the fixtures and fittings of the property

Minor Domestic Electrical Installation Works Certificate

It became a requirement of the Housing Act 2004 that any electrical installation fitted in a room where water is present, such as a kitchen or bathroom, requires a minor domestic electrical installation works certificate.

In certain circumstances electrical fuse boxes/meters that open out on to the means of escape need to be enclosed by 30-minute fire resistant material. Consultation with the Council is advised.

Plug sockets

Modern day living has a heavy reliance on electrical appliances. This can lead to the extensive use of multi-plug adaptors and extension leads in rooms where there is an insufficient number of plug outlets.

Trailing extension leads can be dangerous and overload sockets which may cause fires, damage to property, injury, or even death. It is therefore recommended that in addition to the plug outlets provided for kitchenettes, bedsit rooms should have at least 4-double plug sockets.

Individual bedrooms should have a minimum of 4-double sockets and combined bedrooms/ living rooms should ideally have 6-double sockets.

Fire Safety

See the Borough Council's publication Fire Precautions in Residential Dwellings for guidance on fire safety requirements in HMOs.

Energy Performance Certificates (EPC)

Energy Performance Certificates (EPC) became a legal requirement for dwellings being rented in the private sector on 1st October 2008. The EPC rates the energy performance of a building. The idea is like the well-established energy labels for the sale of white goods such as washing machines. For more information, please see www.communities.gov.uk/epbd.

Gardens

All communal garden and yard spaces associated with the HMO are the responsibility of the landlord to maintain.

Bins

There must be enough bins or other suitable receptacles provided by the landlord that are adequate for the requirements of each household within the HMO for the storage of household and recycling waste pending its disposal.

The landlord of an HMO must make adequate arrangements for the collection and disposal of refuse whilst having regard for the service provided by the Council (Although regular refuse collection by a private waste collection & disposal company is acceptable).

Currently the Council operates a three-colour bin system

• Green bin for recyclable material
• Black bin for general household waste
• Brown bin for garden waste

All bins must be regularly cleaned, have working lids, and used correctly by the tenant. 

See our Rubbish and recycling section for more details.

Furniture

All upholstered furniture and soft furnishings (including beds, mattresses, pillows, and cushions) provided by the landlord in HMOs, including any furniture that have 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.

The guidance in this section covers accommodation that is provided as means of temporary accommodation for persons without an alternative place of residence.

This may cover the use of hotels, hostels, and bed and breakfast accommodation as temporary housing for homelessness individuals and families. This guidance will also cover HMOs that are used as refuges or supported housing.

Space Standards for Sleeping Accommodation

Room sizes where cooking facilities provided in a separate room or kitchen

• room size less than 6.5m² - not suitable
• room size over 6.51m² - 1 occupant
• room size over 10.22m² - 2 occupants
• room size over 14.9m² - 3 occupants
• room size over 19.6m² - 4 occupants
• room size over 24.2m² - 5 occupants

Room sizes where cooking facilities provided within the room

• room size less than 10.22m² - not suitable
• room size over 10.22m² - 1 occupant
• room size over 13.9m² - 2 occupants
• room size over 18.6m² - 3 occupants
• room size over 23.2m² - 4 occupants
• room size over 27.9m² - 5 occupants

Please note:

• in no case should a room be occupied by more than 5 persons. The standard is to be applied irrespective of the age of the occupants
• no persons of the opposite sex who are aged 12 and over should have to share a room unless they are living together as partners, and both are above the age of consent or are lawfully married
• all rooms must have a minimum floor to ceiling height of at least 2.14m over not less than 75% of the room area. Any floor area where the ceiling height is less than 1.53 m should be disregarded

Heating

• the premises should have adequate provision for heating. All habitable rooms and bathrooms should be provided with a fixed space-heating appliance
• the appliance must be capable of efficiently maintaining the room at a minimum temperature of 18ºC when the outside temperature is -1°C
• fixed space heating appliance means fixed gas appliance, fixed electrical appliance or an adequate system of central heating, operable at all times

Facilities for the Storage, Preparation and Cooking of Food

Wherever practicable, each household should have exclusive use of a full set of kitchen facilities including:

• Cookers

  • Single Occupancy - a cooker with a 2-burner hob plus an oven and grill
  • Family Occupancy - a cooker with a 4-burner hob plus an oven and grill

• Sink

  • a sink with an integral drainer and with a constant supply of hot and cold water and properly connected to the drainage system

• Food and utensil storage

  • provision of a storage cupboard with a minimum capacity 0.4 m³
  • tThis provision is in addition to any base unit cupboards provided below the sink/drainer

• Refrigerator

  • provision of a refrigerator with a minimum capacity of 0.14 m³

• Kitchen Electrical Sockets

  • a minimum provision of two double 13-amp sockets situated at worktop height in addition to any sockets provided elsewhere in the letting.

• Worktop for the Preparation of Food

  • the worktop should be secure, fixed and of impervious material and have a minimum surface area of 1000mm x 600mm.

Shared kitchen facilities may be provided in the ratio of no less than one set for every 10 persons, irrespective of age. Such kitchen facilities should compare with the standards in the above table except for the following change of provision:

• the storage cupboard of a minimum capacity 0.14 m3 must be provided per bedroom whose occupants use the kitchen and this cupboard must be lockable

in addition, the following facilities should be provided within each bedroom, or within the total accommodation occupied exclusively by each household:

• a worktop for the safe preparation of food that has a minimum surface area 1000mm x 600mm
• a refrigerator that has a minimum capacity 0.14 m³
• another storage cupboard that has a minimum capacity of 0.4 m³

Alternative Kitchen Facility Provision

The kitchen used by management of the Hotel, Hostel or B&B to provide breakfast may be included when calculating the one in ten ratios, unless it is not available, does not meet the conditions above or is deemed unsuitable for use by residents because:

• of the size of the kitchen and the equipment provided in it. For example, in a commercial kitchen some equipment may be dangerous or unsatisfactory for use by residents; or
• the unsatisfactory location of the kitchen in relation to the accommodation it is to serve

In premises providing a mix of kitchens for shared and exclusive use, one set of shared kitchen facilities should be provided for every 10 persons that do not have a kitchen for their exclusive use. The kitchen used by management to provide breakfast may be included in the one in ten calculations subject to the above conditions.

In smaller establishments of not more than three storeys and that do not provide more than 30 bed spaces, communal cooking facilities may be provided in one area of the premises more than one floor distant from some bedrooms. In such cases, these kitchens must be provided in association with a suitable dining room or dining rooms of adequate size calculated based on 1m2 per bed space. This should include one area of at least 15m2. Dining room facilities should be provided with adequate seating provision.

Shared kitchen facilities should be made available for use 24 hours per day, subject to any representation from the owner/manager, which must be agreed by the Local Authority.

Toilet and Washing Facilities Provision

• Communal Toilets

  • 1x WC per every 5-persons irrespective of age (50% of WC provision must not be contained within shared bathrooms

• Wash Hand Basins

  • 1x basin in each bedroom (min. size 500mm x 400mm)
  •  1 x basin in each communal WC
  • constant supply of hot and cold running water to each basin
  • 300mm high splash back above each basin

• Communal Baths and Showers

  • 1x bath (min. size 1700mm x 700mm) per every 8-persons irrespective of age; or
  • 1 x shower (min. size 800mm x 800mm) per every 8- persons irrespective of age
  • 1 x communal bath per 20-persons irrespective of age when all bedrooms have ensuite showers or exclusive shower provision

Please note:

• these facilities must be within a reasonable distance of each user and not more than one floor distant
• the number of persons having the exclusive use of a toilet, bath or shower should not be included in the calculations

Other Facilities

In accommodation used by families where young children can be expected there should be the provision of an indoor safe play area(s) that is located away from sleeping accommodation and cooking areas.

In addition to the above standards, in HMO accommodation used as safe refuges for persons escaping domestic violence the following should be provided:

• a secure door entry system
• a safe outside smoking area that complies with current legislation

In all HMO accommodation that is provided as means of temporary accommodation for persons without an alternative place of residence adequate fire safety precautions must be in place. Full consultation with the Local Authority and the Fire and Rescue Service is required.

Furniture

All upholstered furniture and soft furnishings (including beds, mattresses, pillows, and cushions) provided for the use of the tenants, including any furniture that have 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.

This section covers all dwellings that are rented out to a single related family. A single-family dwelling is defined as being a dwelling occupied by a person or persons that are living as a single household. This includes people that are married or living together as a couple (including those persons in same-sex relationships). "Family" means specific relatives: parents, grandparents, children, stepchildren, foster children, grandchildren, brothers, sisters, uncles, aunts, nephews, nieces or cousins.

General Principles

All privately rented single family dwellings should, as a minimum standard, meet with the decent home's standard. That is:

1. it meets the current statutory minimum standard for housing
   • dwellings that contain one or more hazards assessed as serious (Category 1 Hazards) using the HHSRS will fail to meet this basic criterion
2. it is a reasonable state of repair
   • dwellings which fail to meet this criterion are those where either:
     • one or more of the key building components are old and, because of their condition need replacing or major repair; or
     • two or more of the other building components are old and, because of their condition, need replacing or major repair
3. it has reasonably modern facilities and services
   • dwellings that fail to meet this criterion are those that lack three or more of the following:
     • a reasonably modern kitchen (less than 20 years old)
     • a kitchen with adequate space and layout
     • a reasonably modern bathroom (less than 30 years old)
     • an appropriately located bathroom and WC
     • adequate insulation against external noise (where external noise is a problem); and
     • adequate size and layout of common areas for blocks of flats
4. it provides a reasonable degree of thermal comfort
   • this criterion requires a dwelling to have both effective insulation and efficient heating

Heating and Insulation

A single-family dwelling should be provided with adequate thermal insulation and a suitable and effective means of space heating so that it can be economically maintained at a reasonable temperature.

Efficient heating is defined as:

• any programmable gas or oil central heating system; or
• electric storage heaters linked to Economy 7 (or similar) low-cost energy provision; or#
• warm air systems; or
• under floor heating systems; or
• programmable LPG/ solid-fuel central heating system; or
• similarly efficient heating systems which are developed in the future

Heating Guidance

• all heaters must be securely fixed in position and fully controllable by the tenant
• electric storage heaters must be hard-wired into a dedicated and adequately rated fused control switch
• all habitable rooms and bathrooms should have a heating provision capable of raising the temperature of the room to 21°C and maintaining that temperature when the outside temperature is -1°C
• portable heating appliances such as electric fires, convector or fan heaters, paraffin oil and LPG (bottled gas) should not be provided by the landlord or used by the tenant

Insulation Guidance

• loft spaces should be insulated with 270mm depth of glass fibre insulation or equivalent
• windows should be of sound construction and well-maintained as to be draught-proof and water-tight
• the front and rear doors to the dwelling should be well-fitting, of sound construction and well-maintained as to be draught-proof and water-tight

Where possible landlords should consider insulating the wall cavity of the building where a cavity exists.

Gas Safety

It is a requirement for the landlords of all rented properties to have any gas boiler and appliance tested on an annual 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 under regulation 3 of the Gas Safety (Installation and Use) Regulations 1998. From the 1st of April 2009 the registration scheme administered by CORGI was replaced by a new scheme called the "GAS SAFE REGISTER". A person will no longer be approved for the purposes of regulation 3 if registered by CORGI.

The test certificates issued must be retained by the landlord for a minimum period of two years. A copy of the test certificate must also be issued to the tenant.

A landlord of a privately rented dwelling must make the latest gas appliance test certificate available to the Council on receipt of a written request from the Council.

Electrical Safety

Electrical Installation Condition Report (EICR)

The landlord must ensure that the fixed electrical system is inspected and tested every 5-years by a person qualified to undertake such inspection and testing.

The new regulations, titled The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, were officially brought in on 1st April 2020. In July 2020, all new tenancies required an EICR. As of 1st April 2021, this requirement applies to all tenancies - new and existing.

The inspection and test reports must be retained by the landlord and the landlord must make the latest electrical test report available to the Council within 7-days on receipt of a written request from the Council.

Portable appliance testing (PAT)

It is advisable that landlords ensure the safety of electrical appliances in their properties.

If any electrical equipment has been supplied by the landlord of a privately rented dwelling it is advisable that it has been portable appliances tested. This applies to fridges, freezers, cookers, vacuum cleaners and any other portable electrical items or electrical appliances supplied as part of the fixtures and fittings of the property. It also includes those electrical appliances that have been left in the property by previous tenants for the use of the current or future tenants.

Minor Domestic Electrical Installation Works Certificate

It became a requirement of the Housing Act 2004 that any electrical installation fitted in a room where water is present, such as a kitchen or bathroom, requires a minor domestic electrical installation works certificate.

Plug sockets

Modern day living has a heavy reliance on electrical appliances. This can lead to the extensive use of multi-plug adaptors and extension leads in rooms where there is an insufficient number of plug outlets. Trailing extension leads can be dangerous and overloaded sockets, and cause fires, damage to property, injury, or even death. It is therefore recommended that all rooms are furnished with an adequate number of plug sockets.

Fire Safety

See the Borough Council's publication Fire Precautions in Residential Dwellings for guidance on fire safety requirements in HMOs.

Energy Performance Certificates (EPC)

Energy Performance Certificates (EPC) became a legal requirement for dwellings being rented in the private sector on 1st October 2008. The EPC rates the energy performance of a building. The idea is like the well-established energy labels for the sale of white goods such as washing machines. For more information, please see www.communities.gov.uk/epbd,

Other Facilities

Gardens

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

• that all gardens are clean and tidy, free of all rubbish and items discarded by previous occupancies
• that any lawns are recently mown, and any hedges are trimmed
• that all fencing is in a good state of repair
• that all outbuildings, sheds, and garden structures are safe for purpose
• that all electric or petrol-powered gardening equipment is safe for purpose
• that all gates can be closed and locked where there is a possible security risk (for example, rear gardens that back onto an alleyway)
• that 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

Bins

All households should be provided with the correct bins for the storage of household waste designated for disposal at landfill and waste that is sent for recycling. Currently the Council operates a three-colour bin system.

• Green bin for recyclable material
• Black bin for general household waste
• Brown bin for garden waste

All bins must be regularly cleaned, have working lids, and used correctly by the tenant.

See our Rubbish and recycling section for more details.

Furniture

All upholstered furniture and soft furnishings (including beds, mattresses, pillows, and cushions) provided by the landlord in private rented dwellings, including any furniture that have 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.

• DCLG: (2006): Homelessness Code of Guidance for Local Authorities. Homelessness and Housing Support Directorate. Wetherby, DCLG Publications
• LACORS (2008): Housing - Fire Safety. London, LACORS
• The Housing Act 2004. The Stationary Office
• The Management of Houses in Multiple Occupation (England) Regulations 2006. SI 2006/372
• The Licensing of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006. SI 2006/373
• CIEH. (2008): Good Housing Leads to Good Health. A toolkit for environmental health practitioners. CIEH, London
• ODPM (2004): Housing Health and Safety Rating System. Guidance Version 2. Wetherby, ODPM Publications
• Great Yarmouth Borough Council: (circa. 1990): Standards and Duties: Houses in Multiple Occupation. Guide for Landlords.

Great Yarmouth Borough Council would like to acknowledge contributions and assistance from the following organisations:

• LACORS. Bristol City Council
• Liverpool City Council
• Eastbourne Borough Council
• Plymouth City Council
• Leeds City Council
• Colchester Borough Council
• Peterborough City Council
• Norwich City Council
• Trading Standards - Norfolk County Council
• DCLG