BCC 2-05
Oct 2007
HHSRS OPERATING GUIDANCE - Nov 2007
Cold
Excess
Vulnerable age
Related hazards
Persons aged 65 years or over
Fire & Damp and mould
Multiple locations
Yes
No
Secondary hazards
Yes
No
DESCRIPTION OF HAZARDS
Dwelling being assessed shown by bay window on middle
floor, left hand side of photograph. Window to the right is a
shared bathroom.
Dwelling: First floor front bed-sit in a three storey, pre 1920, property
converted into six bed-sits (two per floor)
Background: This dwelling is a bed/living room of 21.7m2 floor area located on the first floor and includes cooking facilities. The
ceiling is around 2700mm high. It has two heat loss walls (front and side), both of which have a large window (bay to front)
constructed of pvu-c with double glazing. These make up a significant percentage of the total heat loss area but have a window
energy rating of band B under the British Fenestration Ratings Council scheme. The bay wall faces north west. Wall construction is
traditional pennant stone with a plastered internal finish. The ceiling above the bay is insulated with 100mm of glass fibre blanket
but there is no insulation in the party floor void with the upper storey. Heating is provided by a 2Kw wall-mounted on-peak electric
panel heater with thermostatic control and daily programmer/timer. There are no draughts or penetrating dampness affecting this
dwelling. All bed-sits share two heated bathrooms. No SAP rating has been calculated but for a room of this size and orientation,
an appliance heat output of 3.85Kw would be needed to produce a healthy indoor room temperature.
LIST OF RELEVANT MATTERS
LIKELIHOOD
a
Thermal insulation
1
Key
3
Seriously defective
b
Dampness
-
2
Defective
c
Settling of insulation
-
1
Not satisfactory
d
Type of heating provision
1
-
Satisfactory/NA
e
Size of heating system
2
f
Installation & maintenance
-
Compounding matters - None
of heating system
-
g
Controls to heating system
-
h
Amount of ventilation
-
I
Ventilation controls
-
j
Disrepair to ventilation
-
k
Draughts
-
A
B
C
D
E
F
Justification: There is nothing to suggest that the spread of harms would be different from the national average
Av: Pre 1920 HMO: 1,035
RATING
Score: 5,847
G
H
I
J
A
B
C
D
E
F
RATING SCORES AFTER IMPROVEMENT
IMPROVE
Likelihood to
1 in 1000
Outcomes to
31.6 4.6
21.5 42.3
%
Justification: Provision of upgraded space heating e.g. adequate size water filled radiator as part of a full central
heating system with TRV to allow the occupant control over the level of heat, or automatic fan assisted storage
heater/convector using off-peak electricity and improved insulation to the bay and party floor would reduced the
likelihood significantly.
Av: 1,035
Average likelihood and harm outcomes for all persons aged 65 years and over,1997-99.
NEW RATING
Av: Nos
Score: 327
H
I
J
G
BCC 2-05
Oct 2007
HEALTH AND SAFETY RATING SYSTEM SCORES
1 in
56
LIKELIHOOD
Low
High
Av: Pre 1920 HMO: 340
< 4200 2400 1300 750 420 240 130
75
42
24
13
7.5
4
2.5
1.5 >
Justification: Despite the double glazing there is an increased likelihood of a person aged 65 or over being exposed to
excess cold over the next 12 months. This is because of the combination of the solid construction; lack of insulation to
the two external walls and party floor void; orientation of the dwelling; height of the room; size of the window area
(despite an energy rating of B and thus relatively energy efficient); and inadequate and inefficient 2Kw wall-mounted
electric heater. The electric heater will also be expensive to run on peak rate electricity. Heating of this type is not
suitable as a main source of heating in other than very well insulated properties and is normally provided as a secondary
means of heating in rooms other than main living spaces.
OUTCOMES
Class I
< 0.05
Class II
< 0.05
Class III
< 0.05
Class IV
< 0.05
%
Av: Pre 1920 HMO: 34
31.6
0.15 0.3
0.7
1.5
3
7
15
26
38 >
Av: 6
4.6
0.15 0.3
0.7
1.5
3
7
15
26
38 >
Av: 18
21.5
0.15 0.3
0.7
1.5
3
7
15
26
38 >
Av: 42
42.3
0.15 0.3
0.7
1.5
3
7
15
26
38 >