Q. I am a tenant and my landlord will not carry out some essential repairs. Can the Council help?

A. It can depend of the type of tenancy you have but generally the Council can help to get essential repairs carried out. If a landlord will not do the repairs a notice may be served requiring them to have them done within a specified period of time. If the notice is not complied with then the landlord may be fined and the Council can arrange to have the work carried out in default.

Q. I rent a flat at the top of a building, how would I get out if there was a fire?

A. Properties that have been converted into flats or bedsits and some types of shared houses are termed houses in multiple occupation (HMO’s). These should have adequate fire precautions installed. Depending upon the size and type of HMO this may range from simple smoke alarms and extinguishers to complex automatic fire detection systems supplemented with emergency lighting. The link below will take you to the Councils Standards in HMO’s guidance document which details what is required for the different types of HMO’s.

By the nature of the subject this guide is highly technical. If you are a landlord or owner of a property we strongly recommend that prior to carrying out any fire precautions work, for example installing alarms or fire doors you contact the Housing Standards Team on 01225 396269 for free and detailed specific advice. 

Q. I am a landlord and would like to know if there are any rules or regulations concerning the condition of the property that I rent out?

A. Yes. If you rent out a property there are certain statutory obligations on you relating to the condition of the property and the fixtures. The following list, while not exhaustive, gives an overview of the main areas.

Good Repair – If the tenancy arose after 24 October 1961, and is for less than 7 years, then you as landlord have an obligation to carry out certain repairs. You have a duty to keep the outside and structure of the property in good repair. You must also keep in good repair the equipment in the property used for the supply of water, gas and electricity as well as the washbasins, sinks, baths and toilets.

Gas Safety Regulations – It is a legal requirement that gas appliances in rented properties are checked annually by a CORGI registered installer. HMO - A Guide to Standards.

Furniture & Furnishings – All furniture & furnishings, such as beds, mattresses, headboards, chairs and sofas must comply with the Fire & Furnishings Fire Safety Regulations. Furniture made since March 1990 will comply and also carry a label that states "carelessness causes fire". Furniture made before this date will not comply.   HMO - A Guide to Standards.

Fire Precautions – If your property is a flat, bedsit or a shared house then it is likely to be defined as a House in Mutliple Occupation (HMO). All HMO’s should have adequate fire precautions installed. Depending upon the size and type of HMO this may range from simple smoke alarms and extinguishers to complex automatic fire detection systems supplemented with emergency lighting. The manager or owner must ensure that the main stairs, halls and landings used as the means of escape are kept free from obstructions and combustible materials.

The link below will take you to the Councils Standards for HMO’s which detail the requirements for the different types of HMO’s. This guidance can be highly technical and therefore we strongly recommend that prior to carrying out any fire precautions work, for example installing alarms or fire doors you contact the Housing Standards Team on 01225 396269 for free and detailed specific advice.  Houses in Multiple Occupation – A Guide to Standards

Q. I am living in a privately rented property which I think is overcrowded. Can you give me advice?

A. Many people who contact us find that they are not legally overcrowded even though their living conditions may appear to be very crowded.  However, if you think you may be overcrowded, we can make an assessment for you. We will advise you whether you are statutorily overcrowded or not. We may need to arrange a visit to your house to carry out an inspection to assess if you are statutorily overcrowded.

For further assistance please contact the Housing Standards Team on 01225 396269.

Q. I am living in a privately rented property and I think my gas boiler or heating may be faulty. I am worried about becoming ill is there anything you can do?

A. It is the duty of the landlord to ensure that gas appliances are maintained in good working order. Landlords may be prosecuted and fined heavily in cases where people have been affected by defective appliances. The Gas Safety (Insulation and Use) Regulations 1998 require landlords to:

·         Ensure gas fittings and flues are maintained in a safe condition

·         Ensure an annual safety check is carried out on each gas appliance and flue

·         Have all installation, maintenance and safety checks carried out by a CORGI registered gas installer

·         Keep a record of each safety check for at least 2 years

·         Issue a copy of the latest safety check record to existing tenants within 28 days of the check being completed, or to any new tenant before they move in

Carbon Monoxide

The main risk from a faulty or badly maintained gas heating appliance is the exposure of the occupants of the property to Carbon Monoxide gas.

What is it?

Carbon Monoxide is a poisonous gas. It can be produced when fossil fuels such as gas, coal, wood or oil are burnt in heating appliances which are not working properly, if the flue is blocked in any way, or if the room is not properly ventilated.

What are the dangers?

Carbon Monoxide is odourless, colourless and tasteless, which makes it difficult to detect. However, its effects are deadly, resulting in many avoidable injuries and deaths due to faulty heating appliances. Faulty heating appliances cause over 50 deaths in homes every year.

What are the main causes of carbon monoxide poisoning?

·        Inadequate ventilation

·        Poor maintenance of heating appliances

·        Blocked or leaky flues and chimneys allowing carbon monoxide into your home. Chimneys can become blocked for various reasons. It could be as a result of birds nesting on the chimney, or disrepair of the flue.

Who is at risk?

Some people mistakenly think that only gas-fuelled heating systems can cause Carbon Monoxide poisoning. But, it can happen with any fossil fuel system if an appliance or flue is faulty or if the room is not properly ventilated.

The dangers of Carbon Monoxide poisoning are not limited only to the rented property market. In fact, more people are killed in owner-occupied rather than rented properties.

Warning Signs of the presence of Carbon Monoxide:

Gas flames that normally burn blue burn orange or yellow instead.

Sooty stains appear on or just above appliances, regardless of the fuel being burnt.

Coal or wood fires burn slowly or go out.

The fire is difficult to light

The room is not properly ventilated.

The chimney or flue is blocked – watch out for smoke in the room.

You develop the following unexplained symptoms:

tiredness; drowsiness; headaches; dizziness; chest pains; nausea

If you need further advice

If you are worried about the state of the gas appliance in the property you are renting or issues about Carbon Monoxide gas then you can contact the Housing Standards Team on 01225 396269 for further advice.

Q. I am living in a property with black mould on the walls can you give me any help and advice?

A. If you have mould growth the chances are that it is a result of condensation.

Condensation occurs when water vapour produced inside the property by cooking, bathing and other lifestyle activities settles on cold surfaces such as walls and around the windows and re-condenses forming water droplets.

You can remove any mould by washing down affected surfaces with a bleach-type solution, and you can buy special paints which may help to prevent it.

But the only permanent cure is to reduce the amount of condensation.

For further information on this subject see our Condensation page.

Q. I am living in a multi- storey rented property with only one means of escape is this acceptable?

A. The main staircase can be utilised as the sole means of escape in the event of a fire in most residential buildings. In certain properties the escape route would need walls capable of providing 30 minutes fire resistance and fire doors from all risk rooms which open directly on to the staircase. Advice and detailed guidance on the requirements regarding fire resistance and other fire control measures applicable to your property is available by contacting the team on 01225 396179.

The link below will take you to the Councils Standards for HMO’s which detail the requirements for the different types of HMO’s. This guidance can be highly technical and therefore we strongly recommend that prior to carrying out any fire precautions work, for example installing alarms or fire doors you contact the Housing Standards Team on 01225 396179 for free and detailed specific advice. Houses in Multiple Occupation – A Guide to Standards.

Q. I am living in a rented property which is very damp. Can you help me?

A. Dampness is a major source of disrepair in a house and can be caused by several factors such as:

·         leaking pipes, wastes or overflows

·         rain seeping through the roof, walls, spilling from a blocked gutter, seeping in around windows and doors.

·         rising damp due to a defective damp course or a missing damp course

·         condensation where moisture in the air condenses onto cold surfaces

Damp can cause mould growth, can cause wood to rot and other materials to decay it will spoil decorations and will encourage development of mites and increase the risk of respiratory illness.

If you think your property is damp then you can call us for advice and if necessary we may arrange a visit to your property to investigate further. If we identify a serious problem with dampness we may need to contact your landlord to request any necessary repairs.

Q. I am living in a rented property and I think it is having an adverse effect on my health. Can the Council help?

A. We will advise and if necessary investigate issues to protect the health and safety of tenants. But not all issues are actionable by us as an authority. If you need to discuss an issue to see if we can help please contact the Housing Standards Team on 01225 396269.

Q. What is a House in Multiple Occupation?

A. A House in Multiple Occupation (HMO) is currently defined as a house (or flat) that is occupied by persons who do not form a single household. (Part XI of the Housing Act 1985)

This applies to a wide range of premises, including houses converted into flats, bedsits, hostels and hotels used to accommodate homeless households.

Q. I own my own property and would like to know if I am entitled to any grants or discounts to help me insulate my home?

A. You need to contact Bristol and Somerset Energy Advice Centre on their freephone number 0800 512 012. They can give you advice on the grants and discounts avaliable for you for energy efficiency measures and insulating your property. A warmer home saves you money and it might cost you nothing!

If your home is damp or you find patches of mould on walls, furnishings or clothes, condensation may be the cause. The tips in this leaflet will help you solve the problem.

Why are you getting condensation?

Air can only hold a certain amount of water vapour – the warmer it is the more it can hold.  If it is cooled by contact with a cold surface such as a mirror, a window or even a wall, the water vapour will turn into droplets of water-condensation.  So the warmer you keep your home the less likely you are to get condensation.

When is it a problem?

Every home gets condensation at some time – usually when lots of moisture and steam are being produced, for instance at bath-times, when a main meal is being cooked or when clothes are being washed.

It is quite normal to find your bedroom windows misted up in the morning after a cold night. There is nothing much you can do to stop this.  But if your home never seems to be free from condensation, read on………

How do you know it is condensation?

It is not always easy to tell.  But other kinds of damp, such as rain or plumbing leaks, usually leave a ‘tidemark’. Condensation is usually found on north facing walls and in corners, in cupboards and under work surfaces – in fact wherever there is little air movement.

If you are not sure what is causing the damp in your home, start by checking pipes and overflows and under sinks to see if there are any obvious leaks.  Have a look outside, too – you may be able to see if there are slates missing from the roof or cracked gutters or rainwater pipes.

If you live in a new or recently modernised house or flat, don’t forget that it may not have dried out from the water remaining after the building work.  It usually takes 9 to 18 months for this to happen and you may need to use more heat during that time.

What you can do about it!

The way you use your home affects the amount of condensation you get.  This does not mean that you should alter you habits drastically – just bear in mind the following tips:

Heating

You will get less condensation if you keep your home warm most of the time.  Insulation will help you do this.  But with fuel the price it is, try to remember the following too:

Ø   It is important that your heating system is checked regularly so that it works efficiently.

Ø   Try to leave some background heat on through the day in cold weather.  Most dwellings take quite a long time to warm up, and it may cost you more if you try to heat it up quickly in the evening.

Ø   If you can’t afford to spend more on fuel because of high quarterly bills, ask your fuel supplier or your local gas or electricity board about their budget schemes, for example fuel saving stamps, which help to spread the cost of fuel.

Ventilation

The more moisture produced in your home, the greater are the chances of condensation, unless there is adequate ventilation.  Nobody likes draughts, but some ventilation is essential.

Windows

In winter open windows a little, only as long as they are misted up. If you fit draught stripping, leave a space for a small amount of air to get through.

Chimneys

Never block these up completely. If you are blocking up a fireplace, fit an air vent to allow ventilation.

Bottled gas and paraffin heaters

You will need to allow extra ventilation if you use one.  Flueless heaters of this sort produce more than a pint of water for every pint of fuel they burn.

Drying Clothes

Drying clothes indoors, particularly on radiators, can increase condensation unless you open a window to allow air to circulate.  If you have a tumble dryer which is not vented to the outside you will need to allow more ventilation when you use it.

Doors

Keep kitchen and bathroom doors shut, particularly when cooking, washing or bathing – otherwise water vapour will spread right through the house and condensation will probably reach other rooms.

Extractor Fans

If you have an extractor fan use it when the windows get steamed up.

Kettles and Pans

Don’t allow kettles and pans to boil away any longer than is necessary.

Cupboards and Wardrobes

Don’t overfill cupboards and wardrobes.  Always make sure that some air can circulate freely by fitting ventilators in doors and leaving a space at the back of the shelves.

Energy Efficiency

Improving the energy efficiency of your property may reduce the condensation levels. Grants to improve the energy efficiency and to provide central heating may be available. For advice regarding assistance with these items contact the Energy Efficiency Advice Centre on the 0800 512 012.