House Standards
The standards applied to houses in multiple occupation can vary according to the type of occupancy. In general the standard adopted by the Authority is that of the Chartered Institute of Environmental Health. The Authority also makes use of the categorisation definitions promulgated by that body.
General Standards
Kitchen and washing facilities should be provided for groups of
five persons. For example:
1-5 persons 1 set
6-10 persons 2 sets, and so on.
Kitchen facilities
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Cooking
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a gas or electric cooker with a minimum of two burners/hobs
(four burners/hobs if provided for more than one person), and an
oven and grill. Alternatively, a microwave oven may be substituted
for one or two of the burners/hobs respectively There must be a 300mm wide worktop both sides of the cooker, for its full depth, at the same height as the cooker top surface (i.e. hob/burner level) |
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Storage
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a gas or electric refrigerator of minimum capacity 150 litres (5 cubic feet) plus a storage cupboard of minimum capacity 0.16m3 (e.g. 600mm high x 900mm wide x 300mm deep). Under sink cupboards are not acceptable for food storage |
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Preparation
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a worktop of a smooth and impervious material of minimum size 500mm x 1000mm, in addition to that both sides of the cooker |
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Sink
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to be metal or ceramic, with an integral drainer, to have
minimum overall dimensions of 970mm long x 470mm wide set into a
stable 1000mm base unit and being either:
a single bowl minimum 410mm x 410mm or
one and a half bowls minimum 340mm x 410mm and 160mm x 300mm respectively; There must be a constant supply of hot and cold water
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Splashbacks
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a splashback of glazed ceramic tiles minimum 450mm high is to be provided above all worktops, sinks and behind cookers. |
In the case of single occupiers and where the Council is
satisfied that the provision of kitchen facilities for exclusive
use is not practicable or appropriate, facilities may be provided
on a ratio of one set for each five occupancies and not more than
one floor distant from any individual letting.
Such kitchens shall meet the following minimum
standard:-
- there shall be no more than two sets of facilities in any one kitchen;
- be provided with a cooker with four burners, oven and grill for each group of five or any lesser number thereafter, with 300mm width of worktop/surface both sides of the cooker, for its full depth, at the same height as the cooker top surface (i.e. hob/burner).
- have a sink which shall be metal or ceramic, with an integral
drainer, and to have minimum overall dimensions of 970mm long x
470mm wide set into a stable 1000mm base unit and being
either:
a single bowl minimum 410mm x 410mm or
one and a half bowls minimum 340mm x 410mm and 160mm x 300mm respectively
There must be a constant supply of hot and cold water - be provided with four 13amp electric power outlets at a convenient height and safe position. Separate provision to be made for major appliances, e.g. refrigerator, washer etc;
- be provided with an impervious work top (in addition to the
300mm required both sides of the cooker on the following
scale:
1 person 1000mm x 500mm/600mm
2 persons 1500mm x 500mm/600mm
3 persons 2000mm x 500mm/600mm
4 persons 2500mm x 500mm/600mm
5 persons 3000mm x 500mm/600mm
- be provided with a refrigerator of minimum capacity 150 litres (5 cubic feet)
- be provided with a lockable storage cupboard of minimum capacity 0.16m3 (e.g. 600mm high x 900mm wide x 300mm deep) for each person. Under sink cupboards are not acceptable for food storage
- Adequate provision for the storage of kitchen utensils shall be provided in addition to the space provided for food storage
- A splashback of glazed ceramic tiles minimum 450mm high is to be provided above all worktops and sinks, and behind cookers
Personal Washing
Facilities
Each separate occupancy shall be provided with a wash-hand
basin, together with constant supplies of hot and cold running
water, sited within the unit of accommodation. A tiled splashback
minimum 450mm high to the wash-hand basin is to be provided.
If a sink is provided in a single bed-sit room, a separate
wash-hand basin will not be required.
Each occupancy shall be provided, where practicable, with a
bath or shower in a separate room. Otherwise, a readily accessible
bath, of minimum dimensions 1700mm x 760mm, in a bathroom, or a
shower of minimum dimensions 800mm x 800mm in a suitable shower
room, together with adequate drying and changing space, where
practicable, shall be provided not more than one floor distant from
any user, on a ratio of one bath or shower to five persons.
A glazed ceramic tiled splashback, minimum 450mm high, is to
be provided along the length of the bath.
The bath/shower room shall be accessible at all times.
Any shower cubicles provided should have fully-tiled walls or
be complete self-standing cubicles.
The hot and cold water supplies shall be adequate and
constant, and available at all times.
Amenities intended to be shared by two or more households are
to be accessible from a common area.
The walls and floor of any bathroom or shower room should be
reasonably smooth and impervious and capable of being readily
cleaned.
Stability
The house and every part of it shall be structurally
stable.
Repair
The house shall be free from serious disrepair.
Dampness
The house shall be free from dampness prejudicial to the
health of the occupants.
Natural light and
Ventilation
All habitable rooms shall have an adequate level of natural
lighting, provided via a clear glazed window or windows and/or
door(s), the glazed area to be equivalent to at least 10% of the
floor area and to extend normally 1.75m above floor level.
Basement rooms used for human habitation, in addition to the
requirement above, shall have sufficient natural lighting to enable
normal domestic activities to be undertaken without strain during
the main hours of daylight without requiring artificial light,
unless the day is particularly overcast. In this context normal
domestic activities includes, for example, reading a newspaper.
Where there is a continuous solid external obstruction within some
3 metres of the window or windows of a habitable basement room,
there should normally be glazed area totalling not less than 10% of
the floor area of the room, above the points on the window or
windows from which a line can be drawn upwards at a vertical angle
of 30 degrees with the horizontal to pass the top of the
obstruction. For this 'rule of thumb' calculation, a bay window
with side lights may be treated as a flat window, equal in area to
the sum of the front and side lights and situated at a distance
from the face of the wall from which the bay projects equal to half
the maximum depth of the projection.
All staircases, landings, passages, kitchens, bathrooms and
water closets are to be provided, where practicable, with a
window.
Windows to bathrooms and water closets are to be glazed with
obscured glass.
Adequate electric lighting points are to be provided to all
habitable rooms, staircases, landings, passages, kitchens,
bathrooms and water closets. All lighting to common parts to be
provided, maintained and paid for by the landlord or their agent.
Lighting to staircases landings and passages may be controlled by
time switches, or other devices having a similar effect, provided
that the lighting stays on for an adequate period of time to allow
a slow moving person time to climb the stairs and enter a room,
before it switches off.
Ventilation
All habitable rooms, kitchens, bathrooms and water closets
shall have a minimum floor to ceiling height of 2.14m, except in
the case of existing attic rooms which shall have a minimum height
of 2.14m over an area of the floor equal to not less than 75% of
the area of the room, measured on a plane 1.5m above the floor. Any
floor area above which the ceiling height is less than 1.53m shall
additionally be disregarded.
All habitable rooms shall be ventilated directly to the
external air by a window which has an openable area not less than
5% of the floor area.
All kitchens, bathrooms and water closets shall be ventilated
directly to the external air, either by a window, the openable area
of which shall be equivalent to at least 5% of the floor area of
the room, or by suitably sited mechanical ventilation providing a
minimum of three air changes per hour operated from the lighting
circuit of the room and fitted with a twenty-minute overrun. For
kitchens, mechanical ventilation providing one air change per hour
will be deemed sufficient.
Basement rooms used as habitable rooms shall be provided with
natural ventilation direct to the external air. In addition, there
shall be an unobstructed space immediately outside the window
opening which extends the entire width of the window or more and
has a depth of not less than 0.6m measured from the external wall,
or not less than 0.3m in the case of a bay window with side
lights.
Suitable and sufficient permanent ventilation shall be
provided and maintained in any room in which there is a gas heating
appliance in accordance with the Gas Safety (Installation and Use)
Regulations 1994 (as amended) and in consultation with a contractor
registered with the Council of Registered Gas Installers
(CORGI).
Space Heating
The principle living room of each occupancy shall be provided
with a fixed heating appliance capable of heating the room to a
temperature of 18°c when the outside temperature is minus
1°c. This provision should be efficient, safely designed and be
so sited and guarded as to minimise the risks to health and
safety.
All additional living rooms shall be provided with a suitable
number of dedicated, switched and fused power outlets for a fixed
heating appliance. Alternatively a suitable supply pipe for
gas shall be provided, where it is possible to properly site a gas
appliance in the room.
It is preferable that kitchens and bathrooms are provided with
permanent background heating as this can help to reduce
condensation problems.
All such appliances shall be maintained annually by a
competent person.
Electrical
Installations
All electrical installations shall be maintained in a safe and
satisfactory working order.
In addition to the power points required in the kitchen and
for space heating at least two power points shall be provided in
each habitable room.
Water Supply
Each separate occupancy shall be provided with, or have
reasonable access to, an adequate supply of hot and cold running
water suitable for drinking and food preparation purposes.
One cold water tap shall be supplied from the rising main.
Other taps providing cold water which is not direct from the rising
main shall be indicated by a permanent, impervious, easily
cleansible sign stating 'NOT FOR DRINKING'.
The supply is to be sited over a sink or washbasin.
A turn-off valve should be provided in the rising main for
each occupancy.
Sinks and basins shall be connected to the drainage system via
suitable trap.
Any down service pipe from any water storage tank in an upper
storey or roof space should be provided with an accessible
stopcock.
The water supply shall be protected, where necessary, from
frost damage.
Refuse
Refuse storage containers shall be provided sufficient for the
needs of the house and of a type acceptable to the Council.
All containers to be located on a hard standing with suitable
access for cleansing of the area and the removal of
containers.
Management
A proper standard of management should be observed in the
house, in particular to ensure the repair, maintenance, cleansing
and good order of:-
- all means of water supply and drainage in the house
- all means of escape from fire and all apparatus, systems and other things provided by way of fire precautions
- kitchens, bathrooms and water-closets in common use
- sinks and washbasins in common use
- common staircases, corridors and passageways, and outbuildings, yards and gardens in common use
- electric wiring
- gas and other space or water heating appliances
and to make satisfactory arrangements for the disposal of
refuse and litter from the house and to ensure that all means of
escape from fire are kept clear of obstructions.