RENTAL PROPERTY STANDARDS FOR SINGLE OCCUPANCY …€¦ · distinguish creditable landlords and...

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RENTAL PROPERTY STANDARDSFOR SINGLE OCCUPANCYHOMES

FOREWORDAt PAL, we are committed to improvingthe standard of privately rentedaccommodation in Welwyn Hatfield andcreating a better, safer and fairer privaterental sector for our residents.

We know that the majority of tenants aresatisfied with the treatment they receivefrom their landlords and the standard oftheir rented homes. We also know thatthe majority of landlords and lettingagents operating in our borough areproviding good quality services andproperties. However, a small minority areexploiting tenants and dragging thereputation of the sector down and webelieve it is important that tenants candistinguish creditable landlords andagents from these individuals and makeinformed choices when renting theirhomes.

This is why, in January 2012, WelwynHatfield Borough Council and theUniversity of Hertfordshire came togetherand founded PAL – our free and voluntarylandlord and property accreditationscheme that recognises landlords andagents that meet their legal obligationsand those that go above and beyond toprovide quality homes.

We understand that to secure thesuccess of our scheme, we must ensurethat Welwyn Hatfield’s landlords, lettingand managing agents are aware of theirresponsibilities. To achieve this, we havedeveloped these PAL Rental Property

Standards that outline the legalrequirements of providing rentalaccommodation in the UK and alsoprovide a model for best practice inproviding good quality homes. All PALaccredited landlords and partnerscommit to abiding by the contents of thisdocument in order to gain and maintaintheir accreditation.

We thank you for participating in ourscheme and hope that this guide willassist you in meeting your obligations,whilst providing assurance to tenants anddriving up the private rental standards inWelwyn Hatfield.

Geraldine WardDeputy Dean of Students, University ofHertfordshire

Ellen GavaPAL Landlord Accreditation Manager

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DEFINITIONS ANDCATEGORIES OF PROPERTY

‘House’ is not conclusively defined in legislation but includesflats, blocks of flats, and the grounds, outbuildings andboundaries.

HOUSE

Each of these is a single household:a single person;co-habiting couples whether or not of the opposite sex;a family of related people.

HOUSEHOLD

Property made up of a single householdSINGLEOCCUPANCY

A house (or flat) that is let to three or more unrelated tenants(or two or more households) who share a kitchen, bathroomor toilet.

HOUSE INMULTIPLEOCCUPANCY

An HMO that is:Three or more storeys high including habitable basements,attics, and any commercial property, andis occupied by five or more people, andis occupied by people as their only or main home.

LICENSABLEHMO

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HOW DO I KNOW IF MY PROPERTY IS SINGLE OCCUPANCY?

NO

YES

YES

YES NO

Are any amenities sharedbetween households

(e.g. toilets, baths, showers,wash basins or kitchen facilities)?See page 3 for definition of ‘household’

Is the property three ormore storeys (floors)

in height?

NO

Is it occupied by five ormore people (includingchildren) living as twoor more households?

Property is a licensableHMO and needs to have

a valid licenseRefer to PAL RentalProperty Standards

for HMOsVisit: www.welhat.gov.uk/

multipleoccupancyor phone 01707 357672

Property is anon-licensable HMORefer to PAL RentalProperty Standards

for HMOsVisit: www.welhat.gov.uk/

multipleoccupancyor phone 01707 357672

Property is singleoccupancy

Refer to PAL RentalProperty Standards

for Single Occupancy

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THE AIM OF THISDOCUMENTThe PAL Rental Property Standards forSingle Occupancy Homes sets out theproperty standards expected from a PAL Accredited Property. It aims toreflect but does not replace any legalobligations expected of private sectorresidential landlords.

PAL property accreditation requirementsare based around the following five areaswhich will be assessed:

Electrical SafetyFire SafetyThermal ComfortSecurityRepair and Maintenance

For a property to be accredited, it mustbe managed by an accredited landlordor an accredited agent/ partner.Properties which meet all the statedproperty standards are certified by PALor an accredited PAL partner as‘Accredited Properties’.

PAL also recognises higher standardproperties using a gold mark todistinguish those properties that exceedlegal requirements. For a property to begold standard accredited, it must bemanaged by an accredited landlord oran accredited agent/ partner and meetthe specified additional requirements forthe following areas:

Energy Efficiency Security Standard of Accommodation Space and Facilities

ACCREDITEDPROPERTIESPAL Accredited and PAL Gold StandardAccredited Properties are distinguishedusing the following accreditation logos:

This reflects both the expected level ofmanagement expertise and the amenitiesin the property.

PAL Accredited and PAL Gold StandardAccredited Properties can be promotedusing their awarded logos including onour website at www.pal-online.org.uk/property-search

Please read through this documentthoroughly to ensure that your propertiesmeet the outlined requirements.

SECTION ONE: Property standards forPAL Accredited SO properties

SECTION TWO: Requirements for GoldStandard Accredited SO properties

SECTION THREE: Relevant legislation,regulation and further referencedocuments

SECTION FOUR: Accreditation Checklist

It is recommended that the RentalProperty Standards are read inconjunction with the PAL Code of Practice– a brief document which outlines the levelof management expected from PALlandlords, letting and managing agents.

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SECTION ONE: PROPERTY STANDARDS FOR PAL ACCREDITED SINGLE OCCUPANCY PROERTIES

The property, including the structure and associated outbuildings, yard and otheramenity space and means of access, must provide a safe and healthy environmentfor the occupants and meet the following standards:

GENERAL REQUIREMENTS

REQUIREMENT DETAIL FURTHER REFERENCE

1.1 GeneralPropertyCondition

The property is maintained in asatisfactory state of repair and isfree from avoidable hazards.At the start of tenancy theproperty, furnishings andappliances are clean and ingood working order.

Housing Health andSafety Rating System(HHSRS)

Repairs Priority GuideWHBC AmenityStandards pg 32

1.2 KitchenFacilities

Each kitchen has facilities forthe storage, preparation andcooking of food which aresuitable for the number ofoccupants using the kitchen.


1.3 Toilet andPersonalWashingFacilities

There are adequate facilities forthe number of occupants. The facilities are in a conditionthat can be maintained in a cleanand hygienic state. A washable floor covering isprovided.


1.4 Furniture andStorage Space

All furnishings and furniture arein a clean and reasonablecondition and comply withcurrent Fire Safety Regulations. All bedrooms are of anadequate size.

Furniture andFurnishings (Fire)(Safety) Regulations1988 (as amended)

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HEALTH AND SAFETY


1.7 Fire Safety Each kitchen is fitted with a fireblanket.Hallways, landings andstaircases are maintained assafe and free from significantobstructions and domesticappliances. This is to enableevacuation of the property inthe event of fire.Internal doors are of soundconstruction.A Carbon Monoxide detector isinstalled in any bedroom orliving room where there is acombustion appliance.A smoke alarm is provided onevery storey of the property.

British Standard EN3 1869:1997


British Standards S 476: – 20: 1987 Fire tests on buildingmaterials andstructures.

LACoRS Guidance on Fire Safety (2008)www.lacors.gov.uk


1.41.5 ThermalEfficiency

The property is sufficientlyinsulated to current standards. A valid EnergyPerformance/EnvironmentalImpact Certificate (EPC) isavailable.

Energy Performanceof Buildings Directive.


1.6 Heating All habitable rooms are heatedand the property has controlsthat allow separate use andprogramming of heating andhot water including aprogrammer/timer and roomthermostat.Thermostatic radiator valvesare fitted to radiators wherepossible.


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1.10 ElectricalAppliances

Electrical Equipment(Safety) Regulations1994

Plugs and Sockets etc(Safety) Regulations1994

British Standard EN60335


1.8 GasAppliances

All means of use and supply ofmains gas and alterations andrepairs to gas installationscomply with the current GasSafety (Installation and Use)Regulations.All gas appliances are servicedand tested annually by anengineer endorsed by Gas SafeRegister and a Gas SafetyCertificate provided.

Gas Safety (Installationand Use) Regulations1998

Health and SafetyExecutive Gas SafetyAdvice

Gas Appliances (Safety)Regulations 1995

1.9 ElectricalInstallations

An adequate number ofsuitably sited electric socketsare provided in the property.An approved electrician(NICEIC or similarly approved)certifies all electrical wiringinstallations as safe and futureinspections are carried out asrecommended on theCertificate.A copy of a current ElectricalInstallation Condition Report(EICR) is provided – 10 yearly ormore often if specified byelectrician.

All electrical appliancesprovided by the landlord arefunctioning in accordance withmanufacturers’ operationallimits and are capable of beingoperated in a safe manner.All electrical appliances arevisually inspected before thestart of the tenancy for signs ofwear and tear.

Plugs and Sockets etc(Safety) Regulations1994

British Standard 7671 -Requirements forElectrical Installations.IET Wiring Regulations.

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1.11 LiquefiedGas/ParaffinHeaters andAppliances

No form of bottled gas orparaffin heaters are providedby the landlord or his/her agentas a heating or cooking source.

www.gov.uk/firekills

1.10 ElectricalAppliances(continued)

A Portable Appliance Test (PAT)Certificate is obtained for eachappliance every 12 months. Ifappliances are less than a yearold, a PAT test is not requiredbut a copy of a receipt isrequired.

www.gov.uk/firekills

1.12 Lighting andVentilation

All rooms have adequateventilation (this can beventilation either by openablewindows or by mechanicalventilation for bathrooms).All properties are providedwith adequate lighting,particularly on internalstaircases.


1.13 Hallways andStairs

A handrail is fitted on allstaircases, internal andexternal, which consist of threeor more steps.There are no openings on stairsor the guarding, which allow a100mm diameter sphere topass through.


1.14 TheEnvironmentandCommunity

All properties are providedwith adequate refuse disposalfacilities including adequateexternal recycling bins.

www.welhat.gov.uk/waste

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1.15 Security External doors are of a solidconstruction and compliantwith British Standard8621:2007Vulnerable windows arecapable of being effectivelysecured against entry withoutcompromising the means ofescape in case of fire. All windows on the first floorand above have windowrestrictors fitted.The boundaries of the propertyare physically defined by way ofrobust and well maintainedwalls or fencing.Gates at the side or rear of theproperty are securely fitted. Hedges around external doorsand windows are kept trim toavoid providing screening forburglars.Lock barrels fit flush with thedoor and comply withrecommended British StandardEN 1303:2005.

British Standard8621:2007

British Standard EN 1303

British Standard :7950

British Standard EN 1303:2005.

OTHER PROVISIONS


1.16 LandlordsInsurance

If a property is on a buy-to-letmortgage it has insurance asspecified by the lender.

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SECTION TWO: SUPPLEMENTARY REQUIREMENTSFOR PAL GOLD STANDARD ACCREDITED SINGLE OCCUPANCY HOMES

PAL Gold Standard Accredited Properties are required to meet additionalrequirements on top of the property standards detailed in Section 1.

REQUIREMENT DETAIL

2.1 EnergyEfficiency

The property has an Energy Performance Certificate(EPC) demonstrating a minimum rating of D.

And at least two of the following are provided:

Full double glazing throughout Energy saving motion activated (PIR) lightingthroughout common areas Energy Saving light bulbs throughout all common areas An ‘A’ rated efficient boiler ‘A’ rated efficiency for any other appliances.

2.2 Security At least two of the following are provided:

An intruder alarm system External approach / security lighting CCTV A security door viewer (‘spy hole’) A secure post box Secure bicycle storage An appropriate refuse/ recycling storeA door chain

2.3 Standard ofAccommodation

The external appearance and upkeep of the house ismaintained in repair, clean condition and good order. External recreation space is maintained to a highstandard (garden/yard/outbuildings). Carpets, curtains and decoration within common partsare clean and in good repair.

2.4 Inventory A current detailed inventory is available for the property.

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REQUIREMENT DETAIL

2.5 Fire Safety At least one of the following are provided:

A mains powered Grade D LD3 fire alarm system (withbattery back-up) which includes a heat detector inkitchen is installed.All external exit doors can be opened from the insidewithout the use of a key.

SECTION THREE: RELEVANT LEGISLATION, REGULATION AND FURTHER REFERENCE DOCUMENTS

3.1 The following legislation applies to this PAL Rental Property Standardsdocument:

Environmental Protection Act 1990Housing Act 1996Housing Act 2004Occupiers’ Liability Act 1957The Law of Property Act 1925 (c.20)Defective Premises Act 1972Building Act 1984Landlord and Tenant Act 1985Landlord and Tenant Act 1987

3.2 The following regulations apply to this PAL Rental Property Standardsdocument:

The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended)The Gas Safety (Installation and Use) Regulations 1998General Product Safety Regulations 1994The Plugs and Sockets etc. (Safety) Regulations 1994Institution of Electrical Engineers Wiring RegulationsUnfair Terms in Consumer Contracts Regulations 1999The Management of Houses in Multiple Occupation (England) Regulations 2006Regulatory Reform (Fire Safety) Order 2005

It is the Landlord’s or appointed Agent’s responsibility to ensure they are familiarwith the relevant legislation and regulations appertaining to private rented homes.

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3.3 The following reference documents have been cited in this PAL Rental PropertyStandards document:

Housing Health and Safety Rating System (HHSRS); Department for Communities and Local Government: August 2006

WHBC Amenity Standards pg 32

www.depositprotection.com Tenant Deposits, Disputes and Damages leaflet

BS 8621:2007: Thief resistant lock assemblies – Keyless egress

BS EN 1303: Building hardware – Cylinders for locks – Requirements and test methods

BS:7950: Specification for enhanced security performance of windows for domestic applications

Fire safety in the home: Fire Kills www.gov.uk/firekills

www.welhat.gov.uk/waste

BS 7671: Requirements for Electrical Installations. IET Wiring Regulations.

‘The Siting of Domestic CO Alarms’, page 34, the Health and Safety Executivewww.hse.gov.uk

British Standard EN 50291-1:2010+A1:2012: Electrical apparatus for the detection of carbon monoxide in domestic premises. Test methods and performance requirements

Health and Safety Executive Gas Safety Advice: www.hse.gov.uk/gas/domestic/

British Standard 5839 part 6: Grade D, LD2: Fire detection and fire alarm systems for buildings. Code of practice for the design, installation, commissioning and maintenance of fire detection and fire alarm systems in domestic premises

LACoRS Guidance on Fire Safety (2008) www.lacors.gov.uk

British Standard EN3 1869:1997: Fire blankets

British Standard 5266-1:2011: Emergency lighting. Code of practice for the emergency escape lighting of premises

Energy Performance of Buildings Directive (Directive 2002/91/EC,EPBD)

Welwyn Hatfield Council booklet “Houses in Multiple Occupation – Licensing Guide for Landlords”

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SECTION FOUR: ACCREDITATION REQUIREMENTS CHECKLIST – SINGLE OCCUPANCY PROPERTIES

4.1 GENERAL REQUIREMENTS

COMMENTYES NO

Is the property in a reasonable state ofrepair and free from avoidable hazards?

Do you have emergency repair arrangements?(displayed in prominent place)

4.2 FIRE SAFETY

Does the property have adequate means ofescape and fire precautions? (as per thescheme requirements)

4.4 THERMAL COMFORT & ENERGY PERFORMANCE

Does the property have an adequate heatingsystem and effective thermal insulation? (as per the scheme requirements)

4.5 SECURITY

Is the property secure? (as per thescheme requirements)

Do the furnishings comply with FireSafety Standards?

4.3 GENERAL STANDARD OF MANAGEMENT

Do the management arrangements for theproperty comply PAL Code of Practice?

4.8 DOCUMENTS REQUIRED FREQUENCY

4.9 GOLD ACCREDITATION

See list of criteria – Section 2 of this document.

DISCLAIMER

The PAL scheme operator will endeavour to keep the information in this documentcurrent and accurate, but will not accept liability for any loss to any person or thirdparty resulting from information contained or omitted from this publication.

Gas Safety Certificate

Portable Appliance Test Certificate(PAT)

Electrical Installation ConditionReport (EICR)

Energy Performance Certificate (EPC)

Annual

Annual

10 yearly (or more often if specifiedby electrician)

10 yearly (or when additional energyefficiency measures are installed)

Details of Tenancy DepositProtection Scheme

Tenancy Agreement

Issued at the start of a tenancyperiod

Issued at the start of a tenancy periodor at renewal stage

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Partnership Accreditation for Landlords | The Campus | Welwyn Garden City | Hertfordshire | AL8 6AET | 01707 357366 E | [email protected] @PalWelhat

www.pal-online.org.uk

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Give tenantsconfidence inyour propertieswhilst standingout from thecompetition

Find out more about thisUniversity of Hertfordshireand Welwyn Hatfield BoroughCouncil scheme today atwww.pal-online.org.uk

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