© Warwick University 2005 Housing health and safety rating system One Day Course: Enforcement.
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Transcript of © Warwick University 2005 Housing health and safety rating system One Day Course: Enforcement.
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© Warwick University 2005
Housing health and safety rating system
One Day Course: Enforcement
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© Warwick University 2005
HHSRS Training: Enforcement
Session 1: Introductions & Course Aims
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© Warwick University 2005
Delegate introductions
• Name
• Nature of job
• Employer
• Use of HHSRS since Module 3
• Awareness of Enforcement Guidance
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Review of Options for Action
In groups of four, discuss –
• What options for action are available?
• What sort of matters should be taken into account?
• In what circumstances might each option be most appropriate?
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To ensure relevant staff within LHAs: -• understand the options for action after the
HHSRS assessment • can determine the most appropriate course of
action and prepare a statement of reasons for the action
• understand how to proceed with emergency action
• understand the role of the Residential Property Tribunal
Course Aims
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© Warwick University 2005
HHSRS Training: Enforcement
Session 2: Part 1 – The Context of Enforcement
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• LHAs required to keep housing stock under
review and to identify any action (s3)
• LHAs must
– Comply with any directions from the
appropriate national authority
– Keep records as required by the appropriate
national authority
Review of Housing Conditions
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• On receipt of a complaint
• Where LHA consider it appropriate for identifying any HHSRS hazards (s4) – private sector strategy, other strategies such as fuel
poverty and energy efficiency
• Following Official complaint (s.4(2))– Where HHSRS hazard identified (or Clearance Area
should be declared) written report to be made to LHA
Inspections
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• Inspector must
– Have regard to the guidance under s9
– Prepare an accurate and detailed record of
findings
• Purpose is to determine whether any
HHSRS hazards exist
Inspections
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Power of Entry (after 24hrs notice) where: -
• Inspection necessary under s4(1)
• To determine whether any functions under Part 1-4 should be exercised
• Premises are subject to: -
– Improvement Notice or Prohibition Order; or
– Management Order which is in force (Chaps. 1 or 2 of Part 4)
Powers of Entry
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• Recovery of expenses associated with Hazard Awareness or Improvement Notice Prohibition Order etc (s49)
• Can include inspection, consideration of most appropriate action and service
• Must be reasonable and capable of being substantiated
Power to charge
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• Statutory basis and LHAs must have regard
to it (s9)
• Replaces Annex B of DoE Circular 17/96
and DoE Circular 12/92 (HMOs)
Enforcement Guidance
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• Set clear standards• Have clear and open provision of
information• Help landlords by advising on and assisting
with compliance• Have a clear complaints procedure• Ensure enforcement action is proportionate
to the risks involved• Ensure consistent enforcement practice
Enforcement Concordat
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HHSRS Training: Enforcement
Session 3: Options for action
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• HHSRS – prescribed assessment method
• LHAs must ensure that officers are familiar
with HHSRS
• HHSRS assessment is first stage – it does
not determine action
The Status of HHSRS
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• Stage 1 – determine hazard score(s)
• Stage 2 – in light of score does LHA have
duty or power to consider action
• Stage 3 – what is the most appropriate
means of dealing with hazard(s)
HHSRS Rating and Action
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• Improvement Notice (s11)
• Prohibition Order (s20)
• Hazard Awareness Notice (s28)
• Emergency remedial action (s40)
• Emergency Prohibition Order (s43)
• Demolition Order (s265 1985 Act as amended)
• Clearance Area (s289 1985 Act as amended)
Options for action
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• Cannot take >1 action simultaneously for same hazard
• Can take same or different course for same hazard subsequently if initial action failed
• Emergency remedial action – single course of action
• Category 2 Hazards – Emergency remedial action, Demolition and Clearance not available
Points to Note
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Case Study Exercises
– Session 1
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HHSRS Training: Enforcement
Session 4: Decisions & Statement of Reasons
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• Action should be proportionate
• Multiple hazards may indicate run-down property
• Current occupants and regular visitors– Vulnerability
– Occupancy likely to change
• Social exclusion
• Views of occupants
Matters to Consider
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• Required by s8
• Copy must accompany all notices and orders
and copies of them
• For clearance areas to be published as soon
as possible after resolution of declaration
• No prescribed form
Statement of Reasons
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• Requires action to
– Remove Category 1 or 2 Hazard
– Same notice can deal with >1 hazard (whether
Cat 1 or 2)
– Prevent recurrence within reasonable period
• Not available where Management Order
under Part 4 Chap. 1 or 2
Improvement Notice
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May be appropriate where
• Remedial action unreasonable, impractical or unreasonably expensive
• Premises listed building
Also consider
• Impact of Order on social exclusion
• Relation to neighbouring buildings
• Alternative uses
• Proposals for area and impact on locality
Prohibition Order
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May be appropriate where
• Minor hazard
• Remedial action unreasonable, impractical or unreasonably expensive
• Landlord has agreed to remedial action
Note –
Does not prevent further formal action should unacceptable Hazard remain
Hazard Awareness Notice
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Where action is to be taken under Part 1 and a fire
hazard exists
• LHA must consult Fire & Rescue Authority
• But, where emergency measures proposed, duty
applies only so far as is reasonably practicable
• HHSRS not part of licensing criteria
HMOs and Multi-Occupied Buildings
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HHSRS Training: Enforcement
Session 5: Suspension & Emergency Action
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Improvement Notice and Prohibition Order
• May be suspended until time or event specified
• Reviewed any time (not less than annually)
• Decision on review to be served on all persons originally served
Suspension
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Matters to consider
• Alternative to Hazard Awareness Notice
• Vulnerable age group not present
• Occupants’ views
• Option for more strategic approach
Suspension
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Available where
• Category 1 Hazard(s) + imminent risk of
serious harm
Options
• Remedial action
• Prohibition
Emergency Actions
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Remedial Action
• Whatever action necessary to remove the
imminent risk
• Notice to be served within seven days of
taking the action
• Expenses recoverable as work done in
default
Emergency Actions
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Prohibition• Prevents occupation of all or part of
premises
• Has immediate effect, and is served on the day it is made
• Can be reviewed or revoked as ordinary Orders
• Compensation payable (ss584A & 584B of 1985 Act)
Emergency Actions
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HHSRS Training: Enforcement
Session 6: Appeals & Residential Property Tribunal
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• Right of appeal against notice, order or
decision of LHA
• All appeals made to the Residential
Property Tribunal
• No legal representation necessary
Appeals & RPT
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• To be made within 21 days of service(28 days for variation or revocation)
• Can be on any ground
• Two specified grounds:– One or more owners ought to take the action
or pay the whole or part of the cost
– A Prohibition or Demolition Order, or Hazard Awareness Notice is the best course of action
Procedure – Sch 1, Part 3
Appeals – Improvement Notice
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• To be made within 28 days(28 days for variation or revocation)
• Can be on any ground
• One specified ground
– An Improvement Notice, Demolition Order, or Hazard Awareness Notice is the best course of action
Procedure – Sch 2, Part 3
Appeals – Prohibition Order
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• Can give directions for securing the “just and expeditious and economical disposal of the proceedings” (s.230)
• May confirm, quash or vary the Notice, Order or Decision
• Where alternative course of action is basis of appeal, RPT must have regard to s.9 guidance
Appeals – Powers of RPT
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• To be made within 28 days of date specified
in notice or date Order made
• Appeal will not prevent the action from being
taken or Prohibition Order having effect
• RPT may confirm, quash or vary the Notice,
or Order
Appeals - Emergency Actions
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Case Study Exercises
– Session 2
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Case Study Exercises
– Session 3
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HHSRS Training: Enforcement
Session 7: Other Enforcement issues
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• Failing to comply with Improvement Notice
or Prohibition Order
• Defence of reasonable excuse
• Continuing obligation to take remedial
action after expiry of period for completion
Offences
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• Prosecution
• Works in default
• Revocation/Variation
Enforcement of Notices and Orders
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• Magistrates Court
• Notice – Maximum fine for non-compliance
is level 5
• Prohibition Order – Maximum fine for
breach is level 5 plus daily penalty up to
£20 per day for breach after conviction
Prosecution
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Action
• With agreement and at expense of person served with notice
• Without agreement where notice not complied with– Notice of intention “sufficiently in advance”
– Recovery of expenses (including where action by person served after notice of intention)
Sch 3
Work in Default
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• Must be revoked once complied with
• Can be revoked in part as different hazards remedied – then Notice has to be varied
• Notice can be varied by agreement (including where suspended)
• Revocation or variation can be on LHA’s initiative or on application by person served
Revocation & Variation - Improvement Notice
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• May be revoked or varied at any time if LHA satisfied that hazard no longer exists
• May be revoked where Category 1 Hazard but there are “special circumstances”
• Revocation can apply to only part of the Order if more than one hazard, Order then varied as appropriate
• Revocation or variation can be on LHA’s initiative or on application by person served
Revocation & Variation - Prohibition Order
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• Housing Act 2004
• Enforcement Guidance
• Enforcement Regs
• ODPM dedicated web-site –
http://www.odpm.gov.uk/stellent/groups/odpm_housing/
documents/divisionhomepage/039012.hcsp
Further Information