Enforcement of repairs
We respond to requests for intervention by private tenants whose landlords will not carry out necessary works within their accommodation.
Using an evidence-based risk assessment process, carried out using the Housing Health and Safety Rating System (HHSRS), we are able to effectively address the hazards to health and safety present in the home, therefore improving the quality of the rented accommodation by eliminating hazards.
We carry out a full health and safety 'risk assessment' of the whole premises, which includes available gardens and paths within the boundary of the premises. This assessment will allow us to identify any 'significant hazards' before they decide what action, if any can be taken using legislative powers.
In some instances part of a problem, such as a broken boiler may be treated as urgent and dealt with more quickly, while overall provision of additional amenities or improvement works, under this power, will take longer.
Some 'hazards' may be deemed less than significant and we may choose to make the landlord aware of these situations, but may not enforce any immediate improvement.
If necessary works are required to be undertaken we will issue instructions to the landlord in the form of statutory notices. This will set out the problems that need to be rectified and will specify timescales in which the work must be completed.
Where any landlord fails to undertake legally required works, following the issue of a statutory notice, we may instigate a prosecution for non compliance with the requirements, via the local Magistrates Court. If found guilty the court will normally issue a fine and/or other instructions to the landlord.
In addition to this, where a landlord fails to carry out works required, the service may also undertake the 'works in default' of the landlord.
Houses in Multiple Occupation (HMOs)
As with other privately rented accommodation we will undertake a full risk assessment of the property to identify any significant hazards and will take the appropriate necessary action. Again if a notice is served on the landlord and they do not comply with carrying out the outlined works, appropriate action be it prosecution and/or the works being carried out in default will be taken.
Where a landlord positively responds to our intervention and states their intention to carry out required works, a discretionary grant may be considered to assist with compliance of requirements for a proper means of escape from fire and/or the provision of additional amenities.
It is widely recognised that many houses in multiple occupation (HMO) residents are among the poorest and most vulnerable in society. Because of the risks associated with HMOs, licensing for this sector has been introduced. We require all HMOs which are three or more storeys, with five or more people making up two or more households to be licensed.
Hotel, hostel and other accommodation
Our service also monitors and undertakes the inspection of all hostel, hotel and other accommodation, currently being used to temporarily house people on our housing waiting list, to ensure that they are all brought up to the required standards for this type of accommodation.
This area of our service operates under the 'Bed and Breakfast Information Exchange' scheme (BABIE) whereby we supply information gathered to all other London councils and vice versa.