Original sash windows

Dwelling:

1910, 3 bedroomed mansion flat

Exterior

Broken sash cord

DESCRIPTION OF HAZARD

Background: This is a five storey late Edwardian mansion block which has balcony access at the

rear. The living room of this third floor flat, also located at the rear, still retains its two original

vertical sliding box sash windows. Both of these have low sills (under 700 mm high).

A) Living room windows:- In each window, the two large sliding sashes comprise a thin frame, each

carrying two large panes of single glazing. All the sash cords are threadbare, and in one window,

the cord holding one side of the lower opening light has snapped. This window can still be opened

and will remain open due to the one remaining counter weight and the friction resulting from the

consequent tilting of the frame. In summer, both windows are regularly left open as the living room

faces due south and otherwise gets over-heated.

LIST OF RELEVANT MATTERS

LIKELIHOOD & OUTCOMES

A

a

Door design defects

-

b

Disrepair to doors

-

c

Door closer defects

-

d

Door location

-

e

Window design defects

-

f

Disrepair to windows

3

g

Window location

-

h

Non-safety glass

-

I

Unprotected gaps

-

j

Low headroom to doors

-

k

Low beams and ceilings

-

# Secondary hazards

None

Key

3

2

1

-

Vulnerable age

Related hazards

Living room window

Plan through jamb

Multiple locations

Yes

No

Secondary hazards

Yes

No

Rear elevation

A

-

Seriously defective

Defective

Not satisfactory

Satisfactory/NA

HHSRS VERSION 2

COLLISION & ENTRAPMENT

Persons aged 5 years or under

Falls between levels

Front elevation

Average likelihood, outcomes and HHSRS score for collision and entrapment for persons

aged 5 years or under in pre 1920 flats, 1997-99.

Score

HEALTH AND SAFETY RATING SYSTEM SCORES

Pre 1920 purpose-built Flat

LIKELIHOOD

< 4200

Low

High

1 in

32

Average: 76

Example

32

2400 1300 750 420 240 130

75

42

24

13

7.5

4

2.5

1.5 >

Justification

OUTCOMES

Class I

Class II

Class III

Class IV

Justification

RATING

The threadbare condition of the sash cords, particularly those of the most frequently

opened lower frames, suggests that the remaining cords and particularly that on the

sash where there is already a broken cord, could break during the following 12 months.

As this is most likely to snap while the window is being opened or closed, the likelihood

of harm is increased.

%

Average: 0.0

0.0

< 0.05 0.15 0.3

0.7

1.5

3

7

15

26

38 >

Av: 0.0

0.2

< 0.05 0.15 0.3

0.7

1.5

3

7

15

26

38 >

Av: 2.8

21.5

< 0.05 0.15 0.3

0.7

1.5

3

7

15

26

38 >

Av: 97.2

78.3

43

0.0

0.2

21.5

78.3

< 0.05 0.15 0.3

0.7

1.5

3

7

15

26

38 >

The major proportion of collision and entrapment accidents involve trapping limbs or

fingers in doors and casement windows. The vertical motion of this sash window and

heavy weight due to the large panes of glass and the fact that the latter could shatter if

the frame slipped down without the retention of the counter weights, increase the

possibility of the health outcomes being more severe than average.

Example

A B C D E F

Average: 24

G H

I

J

232

Score

RATING SCORES AFTER IMPROVEMENT

IMPROVE

Justification

NEW RATING

Av: Nos

Likelihood to

1 in

56

Outcomes to

0.0

0.1

4.6 95.3 %

Replacing all the sash cords with new sash cord and adjusting and balancing the sash

weights would reduce the likelihood towards the average for this hazard. However,

other work is advisable to reduce the risk of falls between levels, such as safety

catches, guards, or raising the window sills, and perhaps the installation of safety glass.

Improved

A B C D E F G H

Av: 24

I

J