Health and safety in council homes

As your landlord, it's important to us that the housing we provide to our residents is safe and free from any hazards. We aim to:

• identify any risks early
• resolve risks
• provide decent homes

Health and safety covers a wide range of areas such as:  

• fire safety
• building safety
• gas safety
• electrical safety
• water safety
• lift safety
• asbestos
• housing health and safety rating system 

Both the council and residents have responsibilities for maintaining a safe home. More information can be found in the repairs handbook.

The following information is for our social housing residents in council-owned homes and outlines what those responsibilities are.

The council treats fire safety with the utmost importance as we aim to protect our residents against the risk of fire.

As a landlord, our work is underpinned by different legislation and regulations, most notably the:

• Regulatory Reform (Fire Safety) Order 2005
• Fire Safety (England) Regulations 2022
• Fire Safety Act 2021

The East Sussex Fire & Rescue Service enforce this regulation and we work closely with them.

The council has many responsibilities to minimise the risk of fires throughout our housing stock. Residents also have a responsibility to protect themselves and others.  

Our responsibilities

We carry out a range of inspections and assessments in our blocks of flats, then use the information to decide which jobs to do first.  

We carry out the following inspections in our blocks: 

• Fire Risk Assessments which involve:
  • visually inspecting the fire safety provisions
  • ensuring there's regular maintenance and testing of any fire safety equipment
  • recording testing and maintenance in a logbook
• annual full test and inspection of dry risers, plus a 6-monthly inspection - a dry riser is designed to help firefighters easily access water on all floors and compartments during firefighting emergencies, it's made up of a system of water inlets, pipes, and outlets spread out through a building across all levels
• monthly test of fire alarms in communal areas
• annual full test and inspection of emergency lighting, plus a 6-monthly inspection
• quarterly fire door inspection of doors in communal areas
• annual fire door inspection of resident’s front doors
• annual test and inspection of lightning protection
• annual full-function test of Automatic Opening Vents (smoke vents), plus a monthly test

Premises information box

A monthly inspection will take place in each block that is 18 metres or 7 storeys high, including checking the premises information box (PIB).

The information in these boxes will be kept up to date and made available to the East Sussex Fire & Rescue Service in case of an emergency.

The box contains the following information: 

• building plans
• the latest Fire Risk Assessment
• details of the external wall systems
• details of the responsible person
• asbestos reports

Alongside checking the PIB, we'll check all lifts used by the fire service are in good working order, as well as other key firefighting equipment.

We will:

• check the wayfinding signage, which identifies flat and floor numbers in the stairwells that can be seen in low light
• carry out a visual inspection of fire alarm panels
• check our dry risers  

Fire safety information

We'll provide fire safety information to all residents in blocks every year and after any significant incident. This will include:

• evacuation procedures
• how to report a fire
• what a resident must do once a fire has occurred
• fire door information 

Smoke and Carbon Monoxide (CO) detectors

Following Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, we'll install smoke and CO detectors in all council homes.

Your responsibilities 

All residents, whether in a block or an individual property, have responsibilities regarding fire safety to ensure the well-being of those within their household and their neighbours.

If a fire breaks out in your home:

• do not try to put out the fire unless you're sure you can do so safely
• leave the room/area immediately where the fire is and close the door behind you
• tell everyone within your property there's a fire and instruct them to leave with you
• close the front door behind you and if you're in a block leave immediately - use the stairs and not the lift
• phone the fire service on 999, giving the operator your telephone number and asking for the fire service - when the fire service answers, say clearly – ‘fire at (give your name and address including the postcode)'
• wait for the fire service to repeat the address before ending the call

Residents living in blocks will be given additional information from the council about the evacuation procedure. Residents should familiarise themselves with this information to ensure their and other residents' safety.

For those within blocks, it's important that your hallways are clear of obstructions, especially things which burn easily or could present a trip hazard.

All communal corridors and lobbies must be kept clear of obstructions and stored items so everyone can exit quickly and allow the fire service clear access.

When remedial work has been identified following a fire risk assessment, it's important residents allow our operatives into their homes. Failure to do so may put the household and others at risk.

Smoke and CO detectors

We're responsible for installing smoke and CO detectors where gas is present. Residents are responsible for testing the alarms and replacing the batteries as needed.

If the alarm still does not work after replacing the batteries, or if residents are unable to replace the batteries themselves, request a smoke or CO detector repair.

How are we doing? 

See how we're performing with our fire risk assessments.

The Building Safety Act (2022) details how we are to maintain safety in our higher-risk buildings, being held to account by the Building Regulator.

The Building Safety Act 2022 defines a “higher risk building” as a building in England that is at least 18 metres in height or has at least 7 storeys.

Although the Act includes the planning, building and maintenance of higher-risk buildings, this section will focus on the requirements for maintaining our existing buildings.

Learn more about the planning and building requirements of the legislation.

Our responsibilities  

We'll keep a priority list of our high-risk buildings, which will show us which buildings have the greater risk. The list will be informed by fire risk assessments and building safety risk assessments.

By knowing the level of risk of each building and prioritising them, we can determine where we need to focus our work, to resolve and mitigate issues.

Alongside the priority list, each higher-risk building will have its own case file which will include: 

• structural information based on various surveys and assessments
• the fire strategy, including Computational Fluid Dynamics (CFD), which models the expected spread of smoke and heat from fires in each block
• building services information – this is information on the systems installed in buildings to make them comfortable, functional, efficient and safe
• the latest fire risk assessment
• the Resident Engagement Plan (see below for further information) 

Each building will have a structural survey completed, looking at things like cladding and structural integrity. The risk of these surveys will determine when the next survey should be completed.

We'll also have a Housing High Rise Building Safety Resident Engagement Strategy that explains our communication with our residents in high-rise blocks. The strategy will explain:

• how we come to our decisions
• where we'll involve residents
• an overview of managing complaints related to building safety

In addition to the strategy, each high-rise block will have an individual resident engagement plan tailored to the needs of the residents and building type. Each plan will outline how we:

• make decisions
• communicate with residents
• deal with complaints

Your responsibilities 

To help us with building safety report any defects you notice to our repairs and maintenance team.

Work with our operatives and ensure access is granted when needed, as stated in your tenancy agreement.

If works are required it's important we complete them as soon as possible, to ensure the safety of the building and its residents.  

The council as a landlord must follow the Gas Safety (Installation & Use) Regulations 1998.  

Our responsibilities 

We will:

• maintain and fix modern and safe gas appliances for water and heating
• conduct annual gas safety checks on your gas appliances, and provide a Landlord Gas Safety Record to tenants, outlining the outcome of the check
• check your fire alarm, smoke detectors, and carbon monoxide detectors where appropriate
• prioritise repair jobs relating to gas safety and advise residents on whether the gas supply needs to be turned off until the issue is fixed - in these cases, we'll offer necessary support to affected residents

Your responsibilities 

For us to be able to check the safety of gas appliances we require access to properties. Work with our operatives so they can be allowed access to do their work.

As we're regulated to provide these checks, failure to allow access will result in forced entry.

Should you be aware of any issues with the gas appliances in your home, report any issues with gas appliances immediately.

If you suspect a gas leak, phone the National Grid on 0800 111 999.

How are we doing? 

See how we're performing with our annual gas safety check.

The council must adhere to electrical safety regulations and keep up to date with its regular changes. 

We take electrical safety extremely seriously, as failure to do so can cause serious harm to our residents and employees. 

Our responsibilities

Our main aim is to ensure that our residents have safe, working electrics in their homes.  

We'll assess whether a new electrical installation is required:

• during the works carried out before a tenancy starts
• if problems are reported once a tenant moves in

We'll give all new equipment, such as new wiring or sockets, an electrical installation certificate. 

We'll conduct an electrical safety check every 5 years from the date of the installation to check on its condition. If any problems are found we'll resolve those as a matter of urgency.

During these tests, we'll also check that installations are up to date with current regulations and if not, carry out any work needed.

Some properties have not recently had an electrical installation or test. We, or one of our approved contractors will write to you if your home is due an electrical test. 

Your responsibilities

To check the safety of electrical installations we require access to properties. We ask that you work with our operatives and contractors so they can be allowed access to do their work.

Report any electrical issues in your home immediately. This includes things like:

• faulty sockets and exposed wiring
• light fittings
• smoke and CO detectors that are not working

It's also important you're careful with what you're plugging into the sockets, including making sure you are not overloading the socket. Look out for any damage to devices you are plugging in, especially with old or second-hand equipment.

It's important that you do not attempt any DIY with your electrics. This can cause further issues which will need to be resolved, but more crucially it can cause serious harm should it not be done correctly.

If you want to pay privately for someone else to do electrical work, you must first request permission to make alterations or improvements to your council property.

Failure to maintain proper safe water systems can result in bacteria growth, which can lead to health concerns for our residents. As a result, we have certain obligations under the Health & Safety Executive.

Our responsibilities

We're responsible for the quality of water coming into properties. We do this by conducting water risk assessments where appropriate.

Risks will be managed based on how high the risk is. We'll put in place actions to reduce or remove any risks.

We regularly flush water storage systems in residential blocks to minimise bacteria. We also do this in empty properties before letting.

Your responsibilities

Allow our operatives access to properties to do their checks.

Report any issues with your water systems immediately.

For your safety, it's recommended that stored water is brought up to 60°C or more at least once a week.

If you're away from your home for more than 2 weeks when you return:

• flush your toilet a few times
• turn on all taps and shower heads for a few minutes allowing the water to run down the drain

Keep all taps and shower heads clean and free from limescale.

How are we doing? 

See how we're performing with our water safety assessments.

We manage lifts within resident blocks under the Lifting Operations and Lifting Equipment Regulations 1998. These are the communal lifts used by residents.  

Our responsibilities

Every 6 months, the council’s appointed insurer inspects the lifts covered by the above legislation.

The council will undertake monthly checks, which are currently beyond the current regulatory requirements, however, we're not regulated to do this.  

Where repair issues are identified, we'll:

• carry out a risk assessment
• assess whether the lift needs to be turned off until the issue is resolved

If we need to close a lift to deal with an issue, we'll communicate this with the affected residents, including expected timescales the lift will be out of order.

The lift report will be sent to key people throughout the council including:

• Councillors
• Housing Customer Services
• Housing Officers
• East Sussex Fire & Rescue

Welfare checks will be conducted with those most affected by the closure of a lift, specifically in situations where there's no other lift in operation.

In situations where the closure of a lift is expected to be for an extended time, we may have to move some residents who rely on the lift into another property.

Your responsibilities

Report issues with lifts within council blocks immediately.

For the continued safe use of lifts, we expect our residents and their guests to respect and take care of the lifts when used.

Do not block the doors or force the doors open or closed.

If there's an issue with the lift during use, use the hazard button on the button panel.  

How are we doing? 

See how we're performing with our lift inspections.

What is asbestos?

Asbestos is a natural mineral that is resistant to heat and chemicals. This has led to the use of asbestos fibres in a wide range of building materials and products, often as a fireproofing measure. 

The most common types of commercially used Asbestos (Amosite and Crocidolite or Brown and Blue asbestos) within the UK have been prohibited since 1985, with an outright ban in 1999 (Chrysotile or White asbestos).

Homes built since the year 2000 are unlikely to contain asbestos in the fabric of the building and can be presumed to be asbestos-free. 

Building materials containing asbestos were widely used in housing, commercial and industrial buildings, in both the private and public sectors, from 1930 to around the mid-1990s, particularly from the 1960s onwards. Therefore, houses and flats built or refurbished during that period may contain asbestos. 

Why might asbestos be a problem?

When asbestos-containing materials age or become damaged, they can release fibres into the air. These can be breathed deep into the lungs where they may stay for a long time, causing damage. When high levels of these fibres are breathed in over extended periods, there is a risk of lung diseases, including cancer.

People most likely to be affected include those who have:

• worked with asbestos for many years as part of their job
• washed the contaminated clothing of those who worked directly with asbestos

Workplace regulations and prohibitions now protect such people.

How can I identify products or materials containing asbestos?

Most people can't recognise materials containing asbestos. It needs people with specific skills and experience to do this and even then, only a laboratory analysis can positively identify whether a material contains asbestos.

Products containing asbestos can look similar to those that do not. If in any doubt seek advice.

Our responsibilities

Brighton & Hove City Council Housing acknowledges the serious health hazards associated with exposure to asbestos fibres.

The council accepts its responsibility under the current Control of Asbestos Regulations 2012 and all future associated legislation.

We'll reduce everyone’s exposure to asbestos within council-owned homes and communal areas, to the lowest possible level as far as is reasonably practicable.

To do this, the council will: 

• carry out surveys to identify asbestos-containing materials in council-owned homes (before a new tenancy starts) and communal areas, and before any repair work is undertaken, if no historic data is available
• maintain a comprehensive asbestos register of where asbestos-containing materials have been identified, including risk assessment
• develop measures to manage any risks arising from materials containing asbestos and make sure that these measures are carried out
• provide information about where materials containing asbestos can be found and the condition of the material to anyone who requires it
• make sure anyone likely to disturb materials containing asbestos including staff, contractors and residents knows about the risks and takes the appropriate actions and precautions

Your responsibilities 

Works to resolve high-risk asbestos issues can be time-consuming and disruptive.

We aim to complete work in a timely fashion and with minimal disruption and would request that residents allow us access.

Failure to allow access will result in our repair operatives being unable to resolve any problems in the property. 

If you think you have damaged asbestos materials in your home, you should seek advice.

Phone the Repairs Helpdesk for advice on 01273 294 409: 

• before carrying out DIY work, particularly sanding and drilling
• if you think you may have damaged asbestos materials in your home

How are we doing?

See how we're performing with our annual asbestos inspections.

The Housing Health & Safety Rating System (HHSRS) is a risk assessment tool used to assess potential risks to the health and safety of occupants in residential properties. It focuses on hazards that are most likely to be present in housing.

Tackling these hazards will make more homes healthier and safer to live in.

The council will carry out assessments before the start of a tenancy. A risk assessment looks at the likelihood of an incident arising from the condition of the property and the likely harmful outcome. 

Hazards are divided into 2 categories:

1. Category 1, serious hazards.
2. Category 2, less serious hazards.

Of these 29 hazards, we have identified several hazards listed below that you as a resident share the responsibility of reducing. This will help us keep our residents, visitors and staff safe.

Damp and mould growth

This concerns health threats due to dust mites, mould or fungal and those associated with damp, humid and mouldy conditions.

Find out how best to deal with dampness and mould in your home.

Report persistent condensation, dampness and mould growth to the repairs helpdesk.

Crowding and space

Hazards are associated with a lack of space for living, sleeping and normal household or family life.

It's important that residents do not hoard or overfill their properties. Contact Housing Customer Services for support in dealing with hoarding.

Domestic hygiene, pests and refuse

Health hazards due to poor design, layout and construction make it hard to keep clean and hygienic, attracting pests and inadequate and unhygienic provisions for storing household waste.  

Report any hygiene issues that are caused by issues with the property.

Residents are expected to take care of their home and keep it clean and tidy, regularly emptying waste bins.

Trip hazards

There are 4 types of trips, both internal and external, that are included in the HHSRS: 

1. Falls associated with a bath, shower or similar facility.
2. Falls on any level surface such as floor, yards and paths, including falls associated with trip steps, thresholds or ramps where the change in level is less than 300m.
3. Falls associated with stairs and ramps where the change in level is greater than 300mm.
4. Falls between levels. Falls from one level to another, inside or outside a dwelling where the difference is more than 300mm. Including falls from balconies, landings or out of windows.

It's important that if you have done work yourself or have paid a third party to do work at your property it's of a standard that does not create tripping hazards. 

Food safety

This includes:

• threats of infection from poor provision and facilities to store, prepare and cook food
• threats of infections and threats to mental health associated with personal hygiene, including: 
  • personal and clothes-washing facilities
  • sanitation
  • drainage

This can be prevented through ensuring a clean environment where food is stored, prepared and cooked.

Tenants who have fitted their own kitchen and/or bathroom are responsible for maintaining all pipework and drainage.

Fire 

This includes:

• threats to health from exposure to uncontrolled fire and associated smoke
• injuries from clothing catching fire, which is a common injury when trying to put a fire out

Find out how we deal with fire safety and what you can do to protect yourself and others.

Structural collapse and falling elements 

This includes:

• the threat of the dwelling collapsing
• part of the fabric being displaced or falling due to:
  • inadequate fixing or disrepair
  • adverse weather conditions

It’s important that residents do not make alterations to their property without first seeking permission from us. Request permission to make alterations or improvements to your council property.

Find out how we deal with building safety and what you can do to protect yourself and others.

Request a repair

To request a repair:

• visit ask for a repair to your council home (brighton-hove.gov.uk)
• phone 01273 294 409  

You can also request a repair through your Housing Online account.

Request an emergency repair

If your council home needs an emergency repair, phone 0800 052 6140.

If the repair is for a suspected gas leak, phone the National Grid on 0800 111 999.

Other queries or concerns

If you have any other queries or concerns you can contact our housing customer services:

• fill in our online form contact the council - Housing 
• send an email to housing.customerservices@brighton-hove.gov.uk
• phone 01273 29 30 30

Complaints

Should you wish to make a complaint, first contact the service directly so that we have the opportunity to put things right. 

If you have tried reporting the problem and it has not been resolved, you can make a complaint using our corporate complaints procedure.