BRIGHTON AND HOVE CITY COUNCIL - WhatDoTheyKnow · requirements of The Management of Houses in...

Appendix A

Accommodation and Management Services Page 1 of 27 Ref 20086 Specification Property Standards Schedule [2] Appendix A

BRIGHTON & HOVE CITY COUNCIL

Dynamic Purchasing System for Emergency Accommodation

Property & Room Standards

Introduction This document gives outline details of property standards for Emergency Accommodation. Set out in this document are the standards that the common parts of the Property and the individual Rooms in the Property must reach before the Council can take on the Property. If the Provider has any doubt at all about the suitability of a Property or its compliance with these Property Standards they should seek approval from the Council. For the purposes of this document an HMO is any property or house that has been converted from its original single occupancy use and now consists of a number of self contained or shared properties in a single Property. In drawing up these standards the Council has had regard to the law, Government advice, British Standards (or equivalent) and similar sources. Changes in the law could require the Council to change its practices, policies and guidance at any time without giving any notice. The Council will seek to give Providers (and through the Providers the Property Owners) as much notice as it can of any changes but it reserves the right to review and change the content or the standards at any time and without giving notice. Houses in Multiple Occupation (HMOs) It is expected that all Properties offered to the Council by Providers will be classed as Houses in Multiple Occupation (HMOs). An 'HMO’, which does not have to be a house, is defined as a building or a part of a building if it is used for living accommodation, by more than two people, who are not part of the same family, who share one or more basic amenities (bath/shower, WC or kitchen) and who pay rent In certain circumstances, some properties converted into flats can also be HMOs. Licensable HMOs The Housing Act 2004 requires landlords and owners of HMOs to apply for licences through the Council. The HMOs that need to be licensed are as follows:

three or more storeys (attics and basements are included as storeys if they are used as part of the living accommodation), which are

occupied by five or more people forming two or more households (i .e. people not related, living together as a couple), and

which have an element of shared facilities (e.g. kitchen, bathroom, WC) The following types of Property offered to the Council are exempt from HMO licensing:

A building occupied by only two people who do not form a single household.

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A building occupied by a single family.

Buildings managed by educational establishments, Local Housing Authorities, Registered Social Landlords, Police, Fire, Health Authority or regulated by other legislation such as residential care homes etc.

Some buildings occupied by religious communities.

Buildings predominantly owner occupied, including residential landlords where the owner occupier (and family members) occupies the building (or flat) with no more than 2 other persons.

Buildings wholly converted into self-contained flats. However, individual flats within the building may be licensable.

Current Standards The common areas of the Property must have no Category 1 hazards under the Housing Health and Safety Ratings System (HHSRS) The Provider shall ensure that the common areas of the Property shall meet the requirements of The Management of Houses in Multiple Occupation (England) Regulation 2006 (as amended) whether or not the Property is within the HMO definition. The Council reserves the right to enforce any and all applicable legal provisions of the 2004 Housing Act or other appropriate Acts that are currently in force. In order for the Property to meet the current minimum standard, the following requirements shall be met:

The Property shall meet the minimum housing fitness standards as set in Part 2 of the Housing Act 2004 and Schedule 1 of the Housing Act 2004.

The Property shall comply, so far, as is practicable, with the ‘thermal comfort’ criterion of the Decent Homes Standard.

The Gas Safety (Installation and Use) Regulations 1998 (As amended).

EE Regulations - 17th Edition Wiring Regulations BS 7671:2008 Incorporating Amendment Number 1:2011 and any such replacement thereof

Furniture – Furniture and Furnishings (Fire Safety) Regulations 1998 (amended) External Structure Structure The building envelope and structure must be structurally stable, free from disrepair, completely weather tight and in good repair and condition. External walls and windows External finishes must be sound, in good repair and in a good decorative order All external joinery, windows and doors must be in a good condition in good decorative order and weatherproof. External rendering and parapet walls must be in good condition with copings and flashings secure and complete. All brickwork must be sound and vertical with continuous pointing Chimney stacks must be in good repair with chimney pots securely fixed Roofs and rainwater goods

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Roofs and rainwater goods must be in a good and serviceable condition. Any loose slates, tiles or aerials, which either presents a possible hazard or that may cause defects to the Property, must be made safe. Gutters and down pipes must be securely fitted, in good condition, clear of blockages and empty into a gulley. Non traditional roof coverings and gutters or bitumen covered slate roofs, are not acceptable. Soil Pipes and Drainage Soil and waste pipes must be in a good and serviceable condition and well fixed to the structure. There must be no evidence of leaks or damage to the soil or waste pipes and seals at ground level must be good. Inspection chamber covers must be accessible, in good condition and easily removable for maintenance. If there is any doubt about the condition of the drains the Provider must ensure a drain survey (including underground drains) is carried out. Balconies and roof terraces Railings are required to external roofs and balconies onto which the Occupiers may have access. The railings must be galvanised steel (or equivalent) conforming to BS standards with a minimum height of 1.1m. Balustrades should have a maximum 100mm space between them. Where the balcony is existing but does not comply with the above standard or if it presents any form of danger to the Occupiers a physical means to prevent access to the balcony or roof must be provided Internal Finishes Internal decoration All walls, woodwork and ceilings should be clean and in good decorative order with a minimum of scuffs, marks or abrasions. Wallpaper should have no tears; marks or gaps. Wall and ceilings Any areas of live plaster, damp penetration, cracks, excessive condensation, mould growth or structural movement must be remedied and made good. Polystyrene tiles must be removed from all the Rooms and the surface underneath made good and decorated. A rough artex finish to walls where it may be a danger to the Occupiers should be plastered over to a level and even finish. Artex to ceilings is acceptable. PVC or plastic suspended ceilings must be removed, the ceiling made good as necessary and the fire stopping of the ceiling above checked. All open fireplaces should be adequately and permanently blocked and vented.

Floors

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All floors should be level and even, clean and good condition, free from trip hazards and dampness and secured at all room entrances with metal door strips. The required floor finishes are non-slip sheet vinyl or tiles (or similar cleansable non-slip water proof material) in a good serviceable condition in the kitchen, bathroom and WC and carpets in the remainder of the Property. Bath and shower room floors must be slip resistant, impervious and easily cleansable Carpets are required on all floors (except WCs, bathrooms and the kitchen) above the lowest occupied floor level.

Asbestos The Provider shall ensure that the freeholder or the superior leaseholder of the Property carries out a detailed asbestos survey of all the communal areas in the Property, as required by the Control of Asbestos at Work Regulations 2012. The survey should include information on the location and condition of the asbestos, the type of asbestos and the plans to manage the risk. The survey must be carried out by an independent accredited surveyor, qualified to deal with asbestos, who will be required to send a copy of the survey directly to the Council. Any remedial or precautionary works identified as part of the survey will need to be carried out. Doors and Windows Exterior Doors The main entrance door to the Property must be strong and secure enough to prevent unauthorised access. The entrance door must to be fitted with a Yale or similar approved night latch and a Chubb or similar approved five-lever mortise deadlock. If the door is the final exit it must be openable without a key using a thumb turn release or equivalent. If the Property is not staffed 24 hours a day a letterbox, street and Room numbers are required on main entrance door. Any other exterior doors must be fitted with a mortise lock and should have tower bolts fitted to both the top and bottom of the door. Door frames should be in good condition; doors must operate freely and easily. Room entrance doors must be numbered clearly and be in a good condition; they must be full half hour fire resistant, self closing and fitted with intumescent and smoke seals. Windows Windows must provide adequate light and ventilation to the room(s). All windows must be in a good condition, properly decorated, draft proof and properly functioning. All windows on the ground, lower ground floor and windows accessible externally from fire escapes must be fitted with key-free window locks. Window openings on the first floor and above must be fitted with restrictors that limit the window opening to a maximum of 100mm (unless the window gives access to a fire escape).

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Horizontal safety rails, spaced no more than 100mm apart, should be fitted to ground floor windows with sills below a height of 1.0m from the floor level and rails to windows on the first floor level or above where the sill is less than 1.1m from the floor level. Louver windows are not acceptable. Glazing in windows below 1.0m off the floor level must be fitted with safety glass. Curtain tracks are to be provided to all clear glazed windows . Windows in WCs and bathrooms must be provided with obscure glazing Door Entry Systems If the Property is not staffed 24 hours a day all Rooms must have a ‘door bell’ system located outside the Main Entrance door of the Property. Rooms on the ground and first floor may be fitted with a doorbell with a bell push at the street entrance. All Rooms on the second floor or above must be provided with an entry phone system. Door entry systems must be wired to the freeholder’s electricity supply. The Provider shall ensure that door entry systems are maintained on a regular basis. If the door entry system is automatic it must have a manual over-ride or on failure of the mains power it should fail safe in an “open” position to conform to the current British Standard. Communal Areas Stairways Stairs and stair coverings must be in a good condition. The flooring preference is for non-slip cushion flooring or an acceptable alternative hard wearing fire proof finish. Carpets may be acceptable in converted houses but they must comply with the current British Standard. (Currently BS 4790):

Stairs, banisters and handrails must be strong and well fixed.

Handrails must be provided to all internal stairs and landings

There should a handrail on one side where the stairs are less than 1 m wide and on both sides where they are 1m or wider

Handrails should be 900-1000 mm above the pitch line

Balustrades should have a maximum 100mm space between them and any open risers should be in-filled.

Plastic, glazed stair panels or ranch style banisters are not acceptable and must be replaced with conventional balustrades.

Water Tanks If there are communal water tanks in the Property they must be clean, covered and in good condition. All Properties with communal water tanks must have a Legionella risk assessment and have a valid Legionella Inspection Certificate (Control of Substances Hazardous to Health Regulations 2002). The Provider shall ensure that copies of the latest valid Legionella Inspection Certificate and details of the periodic risk assessment reviews are supplied to the Council if requested. Services and Meters

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Gas or electric meters located in common areas must be housed in individual lockable cupboards. Gas meters on fire exits, stairs, within a common hallway or other escape routes must be contained inside ½ hour fire protected cupboards with intumescent ventilation grilles. Electricity meters and fuse boards on fire exits, stairs, within a common hallway or other escape routes must be contained inside ½ hour fire protected cupboards. Any pipes or services in the communal hallway that pass from one fire compartment to another must be contained in fire-protected vented ducts and be properly fire-stopped. Any heating in the hallway or landing must be compatible with the requirement for fire safety. All communal services provided must be on a separately metered Freeholder’s electrical supply. Plumbing in the Property must be compliant with the appropriate bye-laws and any ‘stop valves’ must be properly working and be clearly labelled Electrical Safety A competent electrician (NICEIC, ECA or equivalent) must inspect the electrical installation in the Property and any outbuildings prior to the start of the Lease and Management Agreements. Any defects identified must be made good and the competent electrician must provide the Top Copy of the current “Periodic Inspection Report” as set out under the IEE Regulations - 17th Edition Wiring Regulations BS 7671:2008 Incorporating Amendment Number 1:2011 (and any such replacement thereof ) for the electrical installation. Lighting There must be suitable and sufficient electric lighting provided in all parts of the Property, including all the Rooms, all landings, passages and public areas, and all wiring and fittings shall be maintained in a safe condition. On common staircases, landings and passages lighting must be controllable from each landing. If time switches are used the light must remain illuminated for a reasonable time, sufficient to enable an Occupier to walk from the highest floor level to the main entrance door before the lights go off. External lighting will be required if Occupiers have to enter and leave the Property from a service road, from the rear of the property or from any other dimly lit area. The external light fittings must be vandal resistant with bulkhead fittings and either wired to a timer control or fitted with photo sensitive equipment so that the lights come on automatically as people pass them. Heating System It is expected that the Property will be provided with communally supplied space heating and hot water system, either gas central heating to all habitable rooms or all of the rooms in the Property will be provided with modern electrical storage heaters with a day time over-ride function, maintained and serviced by the Provider. All Properties must have fixed space heating and hot water systems capable of providing adequate heating and hot water to the whole Property and to supply the need of the Occupiers in all Rooms. The heating system must be in good working order and it must be compatible with the requirement for fire safety. The Provider shall ensure that

Appendix A


there is a 24-hour comprehensive service and annual maintenance contract on the heating system. The Provider shall ensure that a copy of the annual maintenance contract for the heating system is supplied to the Council on request. All Rooms, dining rooms, WCs, bath and shower rooms shall be provided with a fixed space-heating appliance capable of maintaining a temperature of at least 18 degrees C where the outside temperature is –1 degrees C. In this context “fixed space heating appliance” means fixed electrical ‘storage heater’ or an adequate system of central heating, with individual control in the Rooms operable by the Occupier at all times.

All boilers, radiators and radiator pipe work must be in good condition with radiator valves (TRVs) in full working order.

All boilers in enclosures or cabinets must have adequate vents top and bottom to avoid heat build-up.

Boilers should be installed in a separate lockable room/space.

Boilers and pipework must be protected against mechanical damage and to protect against injury from hot surfaces.

Lifts A lift is not required but level access, via a wheelchair compliant lift, to some or all the Rooms in a Property will allow greater use by the Council. Any lift in the Property must be in a good condition, be tested before the Council takes the Property on and have an expected life of at least 10 years. The lift must be compliant with the current requirement for fire safety including (but not exclusively): -

Have a sign saying “do not use in the case of a fire”

Be wired into the fire alarm system so in case of fire it will travel to the ground floor and the doors will remain open until the alarm is over. This must not affect the Fire Brigade ‘Override’ Control switches if provided, which allow the Brigade to use the Lift in an emergency.

Have fire protection to the lift shaft and the motor room as necessary

Have a 24-hour comprehensive service and annual maintenance contract

The Provider shall ensure that a copy of the contract, the lift insurance policy and copies of the annual certificates from a qualified lift engineer is supplied to the Council on request. Refuse Disposal and Re-Cycling Unless the Council provides a collective or centralised method of refuse disposal there must be space at the Property for one wheelie bin for each Room or an adequate number if commercial style wheelie-bins are used. The bin area shall be on an impervious standing in a suitable area outside the Property, clear of windows and not below any soffit boards to roof spaces but conveniently accessible to Occupiers. Where this is not practicable, suitable alternative arrangements will need to be made to the satisfaction of the Council. If space is very limited for refuse storage the Provider may need to arrange additional rubbish collection days following agreement with the Council.

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The Provider will be required to provide space for the means of storage for re-cycling materials appropriate to the Council’s local collection service The Provider must ensure that refuse bins and/or recycling boxes are NOT stored on

common passageways used as escape routes. Fire Safety The fire safety principles set out in fire safety regulations and guidance must be in place for the Property so that:

fire or smoke are detected at an early stage

the Occupiers are alerted as the earliest opportunity of an emergency

Occupiers are able to exit the Property by a safe route(s)

Occupiers are provided with adequate fire safety information. These principles are applied to all types of HMOs and purpose built flats and the measures required will vary according to the size, type, occupation and design of the Property. (Refer to LACORS guide or any similar guidance subsequently in force). The Regulatory Reform (Fire Safety) Order 2005 Whether the Property is a purpose built building or a property which has been converted into individual flats or letting rooms, it will be subject to the requirements of the Regulatory Reform (Fire Safety) Order 2005 (RRO) in regards to the common areas. To comply with the RRO the ‘Responsible Person’ (the freeholder or the superior leaseholder responsible for the Property) is required to have carried out a ‘Fire Safety Risk Assessment’ and to have acted upon any deficiencies/defects identified within the report in a specified timescale. This will normally be identified within the assessment and the timescale to rectify the deficiencies/defects will be based upon the risk posed. Once completed the Fire Safety Risk Assessment must be reviewed upon the completion of remedial works and when there are any significant changes to the property. A new fire safety risk assessment should be completed periodically in line with the findings of the risk assessment based upon the identified risk categorisation for the property (e.g. High, Medium or Low Risk). Fire Safety Risk Assessment The Provider must ensure that the ‘Responsible Person’ puts in place and maintains appropriate fire safety measures, which will mean carrying out and regular reviewing a fire safety risk assessment for the Property. The Provider must ensure to their own satisfaction that the fire risk assessor carrying out and reviewing the fire safety risk assessment is competent to do so. The Provider should ensure that they have independent registration with, or certification from, a professional or certification body and that they meet the competency criteria established by the Fire Risk Assessment Competency Council. Fire Safety Guidance Documents There are currently three guidance documents available to Providers, freeholder and/or superior leaseholders dealing with the provision of adequate fire safety standards in buildings or blocks.

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In properties converted into individual flats prior to the introduction of the current Building Regulations, these are:

The ‘Housing – Fire Safety’ guidance document published by LACORS

The ‘Fire safety risk assessment: sleeping accommodation’ guidance document published by DCLG.

For existing Purpose built buildings or Flats there is a guidance document, which was published in May 2012 post the Camberwell Fire in London. This is:

‘Fire Safety in Purpose Built Buildings or Flats’ published by the Local Government Association.

Fire Detection The provision and type of fire alarm system are matters which will have to be considered and assessed for each Property on an individual basis by the risk assessor, in line with current guidance. In converted properties a British Standard 5839 Part 6 fire alarm system are installed as the norm (see guidance for design and type of system). However, in the regards to purpose built buildings or flats it would not normally be a requirement unless a fire alarm system is needed to address significant deficiencies within the Property in regards to the means of escape provisions, structural separation (compartmentation) or as part of an engineered design scenario. Note: - In existing purpose built buildings of flats there may be a limited systems of fire detection in the staircase(s)/common areas which are provided to activate a smoke ventilation system(s). These systems are installed to keep the staircase(s)/common areas clear of smoke for means of escape purposes and to allow the Fire Service to use these areas in the event of a fire to access the floor concerned. Where they exist, there must be a 24-hour comprehensive service and annual maintenance contract on the system with servicing carried out by qualified engineers. Fire Alert (Warning) The minimum sound levels required for fire alarm systems are 75 decibels at each bed head (i.e. to awaken a sleeping Occupier in their Room) and 65 decibels elsewhere to alert others. These levels must be achieved when all doors in the Room are closed and a door, particularly a fire door may reduce the sound by up to 30 decibels. Note: - Care should be taken to ensure that whilst satisfying the sound level standard that the noise levels are such that they do not cause problems for other people in the Property, it is better to install more lower-rated (smaller) sounder units to achieve the required sound, than to use a limited number of more powerful sounder units. Fire Safety System A commissioning certificate will be required from the engineers for a new fire safety system or where any alterations are made to an existing fire safety system. When accepting a Property the Provider must check all appropriate documents and ensure that that the fire safety system meets the current BS standard. There must be a 24-hour comprehensive service and annual maintenance contract on the fire safety system(s) with servicing carried out by qualified engineers. The Provider shall ensure that a copy of the annual maintenance contract on the fire safety system is supplied to the Council if requested. Safe Primary Exit Route (Means of Escape)

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The ‘means of escape’ is the route from within an Occupier’s Room to a place of safety outside the Property. Fire evacuation procedures and safe routes information shall be provided by the freeholder or superior leaseholder on the landings of all common areas which must be kept clear of any obstructions. Best Practice guidance in fire safety management can be found in British Standard 5588: Part 12 ‘Fire Precautions in the design, construction and use of buildings – managing fire safety. Emergency Lighting There must be provision for emergency lighting in all parts of the Property, which is an integral part of the means of escape where mains electricity has failed in a fire. This requires regular testing and maintenance by the freeholder or superior leaseholder, which is prescribed in the current British Standard. There must be a 24-hour annual service and maintenance contract for any emergency lighting and signage. The Provider shall ensure that a copy of the service contract for the emergency lighting is supplied to the Council if requested. Fire Safety in rooms Half hour fire check doors should be fitted to all kitchens to prevent the spread of fire. Rooms must open onto a landing or hallway i.e. they cannot be accessed by going through another room unless an approved alternative escape is provided. The entrance door to the Room (and all other Room entrance doors to the passages or stairs) must be a half-hour fire resistant door and be self closing. Other fire protection may be needed in the Room to give warning of fire in another part of the Property Space standards All Rooms and Properties must comply with the Minimum Standards, as set out below. Kitchen, WC and bathroom facilities must be available for use by Occupiers 24 hours per day, subject to any limitation on their use requested by the Provider and agreed to by the Council. Rooms Sizes – Minimum Standard No Room should be occupied by more than five (5) persons, regardless of the age of the Occupiers. Where kitchen facilities are separate from the Room the following are the minimum acceptable sizes for the Rooms: Not less than 6.5 m2 1 person Not less than 10.2 m2 2 persons Not less than 14.9 m2 3 persons Not less than 19.6 m2 4 persons Not less than 24.2 m2 5 persons Where kitchen facilities are provided within the Room the following are the minimum acceptable sizes for the Rooms: Not less than 10.2 m2 1 person Not less than 13.9 m2 2 persons Not less than 18.6 m2 3 persons Not less than 23.2 m2 4 persons Not less than 27.9 m2 5 persons

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Ceiling Height All rooms must have a minimum floor to ceiling height of at least 7 feet (2.14 metres) over not less than 75% of the room area; any parts of the room with a ceiling height less than 1.53 m will be disregarded when calculating the floor area. Kitchen Facilities Where ever practical each household shall have the exclusive use of a full set of kitchen facilities minimum size 5.5 m2 Kitchen Facilities - Minimum Standard (shared) Shared kitchens should be large enough and designed to allow for appropriate and safe use of all the cooking facilities and be a minimum of 1.8m wide. Each set of cooking facilities shall be provided with a minimum area of 5.5m2 and no more than two sets of cooking facilities should be provided in any one kitchen. Where two sets of cooking facilities are provided in one kitchen they should be reasonably separated to allow safe and simultaneous use by two or more households. The Property must provide a minimum of one shared kitchen (cooking facility) for every 10 persons sharing regardless of their age. The cooking facilities should comprise of:

Gas or electric cooker with four burners, oven and grill. Cookers must not be at the end of worktop runs or by a door, the level of the burners must be above the work surface and safety chains or anti-tilt brackets must be supplied to be fitted to free standing cookers.

A full-size stainless steel sink and integral drainer (min. 1000 mm x 600 mm), with a constant supply of hot and cold water and connected to the drainage system.

Tiled splash backs min. height of 300mm to all walls adjoining worktops and sinks. All tiling should be well fitted and have no cracks, chips or mould. All joints between the worktop and tiles must be sealed with a waterproof silicone sealant

A storage cupboard, minimum capacity 0.4 m3, in addition to any base unit cupboards provided below the sink/drainer.

A minimum of two double 13 amp power sockets situated 100 mm above worktop height and no closer than 1.0 m to any water.

A worktop – minimum surface area 1000 mm x 600 mm.

Lockable storage cupboards, minimum capacity 0.14 m3 for each Room whose use the kitchen, excluding cupboards below sinks/drainers.

Where the kitchen facilities are shared the following shall also be provided within each Room:

A worktop – minimum surface area 1000 mm x 600 mm.

A fridge – minimum capacity 0.14 m3.

A storage cupboard – minimum capacity 0.4 m3. A kitchen used by the Provider to provide breakfast for the Occupiers may be included when calculating the one in ten ratio, unless it is not available, does not meet the conditions above or is deemed unsuitable for use by Occupiers.

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Shared kitchen facilities must be within reasonable distance of each user and should not be located more than one floor distant from the Rooms using them. In smaller Properties of not more than three storeys and not more than 30 bed spaces, shared kitchen facilities may be provided in one area of the Property more than one floor distant from some Rooms. In such cases, there must also be a dining room(s) providing a minimum of 1 m2 per bed Space, including a room of at least 15 m2 with adequate seating provision. Kitchen Facilities – Ideal Standard Where exclusive kitchen facilities are provided in the Room they must all be provided in one area, with a minimum size 3.7m2. Kitchen facilities for the exclusive use of the Occupiers of a Room to include:

An electric cooker with four hobs, oven and grill. Cookers should be against a wall and must not be at the end of worktop runs or by a door, the level of the burners must be above the work surface and safety chains or anti-tilt brackets must be supplied to be fitted to free standing cookers. If the Provider is proposing to provide a microwave in place of the electric cooker this will need the specific approval of the Council

In a single Occupier Room, a cooker (Baby Belling) with a minimum of two burners, oven and grill is permissible. Subject to agreement by the Council a microwave may be an acceptable alternative.

Furniture, bedding or curtains must not be located within 600mm of the cooker .

If there is any danger at all of drapes, curtains or other flammable material coming into contact with the cooker it must be enclosed with a non combustible cubicle.

Tiled splash backs min. height of 300mm to all walls adjoining worktops and sinks. All tiling should be well fitted and have no cracks, chips or mould. All joints between the worktop and tiles must be sealed with a waterproof silicone sealant.

A full-size stainless steel sink and integral drainer (min. 1000 mm x 600 mm), with a constant supply of hot and cold water and connected to the drainage system.

A storage cupboard, minimum capacity 0.4 m3, in addition to any base unit cupboards provided below the sink/drainer.

A fridge – minimum capacity 0.14 m3.

A minimum of two double 13 amp power sockets situated 100 mm above worktop height and no closer than 1.0 m to any water, in addition to electrical power sockets provided elsewhere in the Room.

A worktop – minimum surface area 1000 mm x 600 mm. WC and bathroom facilities WC and bathroom facilities – Minimum Standard (shared) Shared WC and bathroom facilities are acceptable as per the minimum standard below:

One WC must be provided for every five persons sharing regardless of age, and it must be within reasonable distance of each user and not more than one floor distant away

At least 50% of WCs should be situated in separate rooms

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A wash hand basin (min. 500 mm x 400 mm) with constant hot and cold water supplies, should be provided in every bedroom, WC and bathroom

One bath (min. 1700 mm x 700 mm) or one shower (min. 800 mm x 800 mm) shall be provided for every five persons sharing regardless of age, and they must be within reasonable distance of each user and not be more than one floor distant away

At least half of the bathing facilities provided must be baths, a minimum of one shared bathroom shall be provided in every Property.

WC and bathroom facilities - Ideal Standard The Council has a preference for WC and bathroom facilities provided for the exclusive use of Occupiers of the Room and particularly for larger Rooms that may be used by families. WC and bathroom facilities for the exclusive use of the Occupiers to include:

A WC, bath or shower and a wash hand basin (min. 500 mm x 400 mm). If the Property has all exclusive WC & shower rooms a shared bathroom (with a bath) must be provided for every 20 persons sharing regardless of age, and it must be within reasonable distance of each user and should not be more than one floor distant away. Bathrooms, Shower rooms and WCs The bath, shower, hand basin WC and all fittings must be new or in a good condition and adequately supported/ well secured to the floor. Bathroom and shower rooms must be big enough to give adequate changing and drying space for the Occupiers. Bath panels must be replaceable and securely fixed with cups and screws or concealed fixings. Baths need a safety handle fitted to the wall beside the bath. Basins, showers and baths must be well sealed to the tiled splash back with waterproof silicone sealant. Tiled splash backs must be in good condition and be a minimum height of 300mm and full height around any shower. The joint between the floor and the walls and sides of the bath and shower must be completely waterproof. Mechanical waste disposal units for the WC are not acceptable. Soil pipes to the toilet, bath and basin should be free flowing and watertight. The toilet cistern, bath and basin should all be fitted with overflow pipes. Any glazing in bath/shower rooms and WC doors and windows must be opaque safety glass. A vanity bolt will be required to all bathroom or toilet doors.

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All pipework and any metal bath or shower trays must be properly electrically earth bonded. (Relaxed where RCD circuit-board in place). Showers over baths must have full height tiles, a safety rail and a good waterproof surround. Shower cubicles and trays must be of good quality, with full height tiles well sealed to the tray and raised off the ground level on a plinth to allow access to the waste trap. Any large or potentially dangerous mirrors should be removed, small bathroom mirrors can be retained but they must be well fixed and secure. Ventilation and Light Condensation Condensation can be a major issue in accommodation, that is crowded, where the kitchen facilities may be in the living/bedroom and Occupiers will often be in the Room throughout the day. Properties procured by the Provider should be constructed and finished so as to minimise the potential of condensation, which may include ensuring:-

All windows in habitable rooms must open properly

Trickle vents are fitted and operable

The heating is efficient and cost effective

External walls are as well insulated as possible, including cavity wall insulation

The loft is insulated to a minimum, thickness of 270mm

Extract fans are fitted in all kitchens and bathrooms and are in good working order

All Rooms are draft proofed

Solid ground floors are insulated

Air bricks are clear and operable

There is no rising damp

Gutters, downpipes etc. are not causing dampness to exterior walls Should there be a significant problem of condensation during the term of the agreement the Provider shall ensure that the Property Owner carries out the necessary remedial works to eliminate or minimise the condensation. Ventilation and Light Kitchen and bathrooms must be well ventilated and provide with a permanent means of ventilation, ideally with a window, which is easily opened. Kitchens must be fitted with a mechanical extractor fan that that provides a minimum of four air changes per hour. Bathrooms must have a mechanical extractor fan that is linked to the light switch and that provides a minimum of four air changes per hour and stays on for 15 minutes after the light has been turned off. All Rooms must be ventilated directly to the exterior with a window which has an openable area equivalent to one-twentieth of the floor area.

Appendix A


All Rooms must have a glazed window with a glazing area equivalent to at least one-tenth of the floor area. Services in Rooms Rooms should have a minimum of two double 13 amp electrical sockets, in addition to any provided in the kitchen area (if Room has exclusive use of a kitchen), positioned conveniently around the Room. All Rooms should have a lighting pendant or batten holder with bulb points, which provide adequate lighting to the Room, with a simple on off switch. Fluorescent lighting is only acceptable in a kitchen with the exception of an integral light/shaving point. Lighting pendants, batten holder and all bulb points shall be supplied with low energy light bulbs and light fittings must be fitted with appropriate light shades Gardens and Outbuildings Outbuildings Sheds, garages, external WCs and outbuildings must be structurally sound, empty and locked preventing any access by Occupiers. Sheds, outbuildings, greenhouses, purpose built conservatories and lean-tos that that present any potential danger to the Occupiers must be removed. Any electrical sockets in outbuildings must be disconnected and made safe. Gardens Gardens must be free of debris and reasonably well maintained, anything that presents a significant hazard must be removed. Patios, paths and other concrete areas should be in good repair. Ponds must be filled in. Large trees and vegetation should be pruned or lopped (subject to any tree preservation orders). Any vertical and near vertical drops in the garden greater than 1.1m must be protected by secure 1.1m high fencing. All boundaries that enclose children’s play areas must be continuous with a minimum height of 1.1m. They must be sound and free from defects with any poorly secured panels or posts repaired and they cannot be topped with broken glass, spikes or barbed wire. Side and rear access gates must be in good condition and fitted with a latching device and bolts at the top and bottom. Side and rear boundaries to railway tracks, roads or other potential dangers must have secure fencing 2m in height. Loft Conversions

Appendix A


All loft conversions should have evidence of compliance with Building Regulations and Planning Permission if necessary. The precise requirements for the conversion works will depend upon the date the works were done the storey height, and the layout of the Property. If the Provider has any doubt as to whether the loft conversion is compliant they must seek the written approval of the Council for the conversion to be considered as part of the habitable space within the Property. Key elements to consider are: -

½ hour fire doors (with closers) to all habitable Rooms in the loft,

Hard wired smoke detectors on all landings (and ground floor habitable rooms),

A protected means of escape for all habitable loft Rooms,

2 metres head height over stairs and landings

A maximum pitch of 42 degrees on the new stairs to the loft space Properties over shops Properties above or next door to shops, commercial or business premises or other non-residential uses must be approved in writing by the Council prior to procurement. The Property must have safe, clear and well lit access to them. The Council cannot take Properties situated over pubs, restaurants, fast food outlets, dry cleaners or other similar operations where the premises are open later at night or where fumes or smells from the shop may cause a problem or potential danger to Occupiers of the Property.

Appendix A


BRIGHTON & HOVE CITY COUNCIL

Mobility Code Level 1 Standard

Wheelchair Accessible Property & Room Standards Background These are the detailed property standards for all Mobility Code Level 1 Properties procured under the Dynamic Purchasing System. These Wheelchair Accessible Property & Room Standards should be read in conjunction with the “Property and Room Standards” (set out in Appendix B). If the Provider is fulfilling an order for the procurement of Mobility Code Level 1 Properties approval of the standard must be obtained from the Council before procuring the Property. Where there is a difference between these “Wheelchair Accessible Property & Room Standards” and the “Property and Room Standards” the Standards set out in this document will prevail. It should be noted that the dimensions given for wheelchair accessible housing reflect the guidance contained in the ‘Wheelchair housing design guide’ (2nd edition) by Stephen Thorpe and the Habinteg Housing Association. Prior Approval Notice If the Provider has been issued an order for wheelchair accessible Rooms they will be required to provide full details of the Rooms and the Property including the internal layout to the Council for their approval prior to entering into a Lease Agreement/Management Agreement. Property & Rooms, Fixtures and Fittings Standards Car parking Where there is car parking available to the Property and Rooms, the parking space should ideally be 3600mm wide x 5400 long. The distance from the car parking space to the home should be kept to a minimum and should be level or gently sloping. Any car parking provide for the Property and Rooms should be adjacent to it (or as near to the Property entrance as possible) with a path connecting the parking space, the public highway and the entrance door to the Property. Approach to the Property The path from the road/parking space to the Property should be level or a gently sloping approach. This gently sloping path should be provided to all entrance doors, and to all external facilities such as car parking, clothes drying, storage and gardening. Clothes drying facilities where provided must be accessible and usable by a wheelchair user.

Appendix A


Gradients worse than 1:20 should be avoided if possible but if a sloping path has to be provided the maximum permitted gradients are as below:- 1:12, max length 2m 1:15, max length 5m 1:20, length over 10m Intermediate gradients and lengths between these values can be interpolated. It should also be noted that steps should be provided beside any ramp with a gradient between 1:12 and 1:20. Crossfalls not to exceed 1:50. Paths on the Property to be at least 1000m and ideally 1200mm wide. Gates to have at least 850mm wide clear opening. Ramps must have a slip resistant surface and a clear width of 1200mm between handrails. Entering the Property All entrances should have good illumination day & night, level access over the threshold and protection from the weather. Passive Infra Red (P.I.R.) detector and internal light switching is required at the entrance to the Property. An external landing is required with a slip resistance surface. The size of landing should be at least 1500mm x1500mm but would need to be increased to ensure 1200mm minimum clear of an outward door swing. Larger landings (1800mm sq) would be needed on the common entrance to flats. The entrance door should have a 900mm clear opening, the thresholds should be level but 15mm maximum threshold if unavoidable. Main entrance door deadlock height between 800mm and 900mm. Latch lock height between 900mm and 1000mm with lever or easy grip handle. Spy-hole required at a height of 1150mm central position. Inside the entrance door 300mm clear space required beside the leading edge of door. Clear opening of the entrance door should be 800mm. Turning space 1800mm x 1500mm clear of fittings and obstructions required inside the entrance door. Mat wells are to be avoided. Horizontal circulation in common areas Common ways should have a minimum clear width of 1200mm. Vertical circulation in communal areas Lift access must be provided to all wheelchair accessible units situated above or below ground floor entrance level. Where homes are reached by a lift, the lift must be fully wheelchair accessible

Appendix A


Minimum dimensions; 1500mm x 1500mm clear landings at entrances to lift. Min. internal dimensions of lift –1100mm x 1400mm (N.B. The longer measurement must be from inside face of door to the back wall of the lift) . Access to a second lift must be provided for use in times of breakdown or maintenance unless there is an alternative arrangement acceptable by the Council. Lift controls between 900mm and 1200mm from the floor and 400mm from the lift’s internal front wall Internal doors and corridors Doors should be suitable for pull or grab rails. Minimum clear door opening width must be 775mm but ideally 840mm. Door must have a clear opening of 900mm if the approach is not head-on. There should be 300mm clear space at the leading edge of all doors on the pull side of the door and 200mm clear space on the push side, anywhere in the property. Corridors within the Property& Rooms should have a minimum width of 1200mm if it is necessary to turn a corner although 900mm is acceptable if the corridor is straight. Door furniture should offer maximum security whilst being easy to operate by people with limited control or strength in their hands. Door handles must be a lever type positioned at a height of 1000mm. Internal doors should not have self-closers or thresholds. Self-closing doors with delayed action closing should comply with Property Regulations / Fire Safety Regulations. Shower room doors should have a threshold strip with rubber insert, bedded in mastic. Fully glazed doors must be safety glass and have a coloured or tonal contrasted visual band 150mm high at 1400mm above FFL and another at 850mm rising to 1000mm above FFL. Storage of wheelchair/scooter A space 1100mm wide x 1700mm long and clear of the circulation space is required for transfer, storage and charging of electric outdoor wheelchair/scooter. Access to this storage space must be on the1700mm side Vertical movement within the Property & Rooms If vertical movement within the Property & Room is necessary a lift must be provided so a wheelchair user can travel between the levels without transfer from the wheelchair. The platform size should be at least 1085mm x 725mm for front entry lifts and space in the corridor may need to be increased to allow for door opening unless the door is automatic. The position of the lift should not compromise the use of any room in which it is situated. Using spaces in the home There should be space for turning a wheelchair in all dining areas and living rooms and adequate circulation space for wheelchair users elsewhere. A turning circle 1500mm diameter or a 1700mm x 1400mm ellipse is required.

Appendix A


Space should be provided to pass clear of reasonably anticipated furniture. A space of 1800mm x 1500mm clear of obstructions is required in all kitchens. Fixed objects e.g. radiators or kitchen units must not impede circulation or reduce the required turning circles Wall reinforcement Walls in corridors, living spaces and bathrooms must be capable of taking adaptations such as handrails Mechanical hoist bedroom to bathroom The design and layout of the Rooms should provide for a reasonable route for a potential mechanical hoist from a main bedroom to the bathroom. A knock-out panel (to take 1200mm wide doors) should be provided between the bedroom and the bathroom to allow for a hoist track. Floor coverings Floor coverings must be slip resistant in non-wet areas i.e. Altro Walkway or low pile carpets. Flooring should contrast in colour and luminance with wall surfaces. Bold patterns and shiny floor and wall surfaces should be avoided. Bathroom The Rooms should have access to bathing and toilet facilities in the same room. The bathroom should be designed to incorporate ease of access to the bath, WC and wash hand basin. Sufficient space should be provided so that a wheelchair user could use the bathroom, including closing the door, side transfer to the WC and being able to reach bath taps. 1500mm x 1500mm turning space required in the bathroom clear of all obstructions. 1100mm required between the front of the WC and any wall or inward opening door swing. 450mm end transfer space at the end of the bath away from the taps. The bathroom door lock should be a “flip over” type and be operable from the inside and the outside Bathroom fixtures and fittings A wash down WC with a low level cistern and spatula flush is preferred. There should be a minimum of 500mm between the centre of the WC and the wall, a minimum of 800mm from the front of the WC pan to the rear wall and the height of the EC pan should be 480mm from the floor. There should be a clear space of 1000mm from centre of the pan on the open side of toilet and a minimum of 1200mm from the front of pan to nearest obstruction. Rails for WCs. An L shaped rail should be fitted to the nearest side wall, 200mm in, at a height of 700mm from the floor. A drop-down rail should be fitted to the back wall on the other side, at a distance of 320mm from centre line of the toilet and 700mm from the floor. This rail can be pushed up out of the way when the person needs to transfer from the wheelchair sideways onto the toilet. It is preferable for the drop-down rail to be single-hinge type with leg support.

Appendix A


If a double-loop type rail is used, it should be fixed to the wall with rawlbolts to ensure a safe fixing because it is not supported by the floor. There should be a minimum space of 640mm between the inside edges of the two rails and the toilet pan should be positioned centrally between these. Plastic rails should be fitted in preference to metal rails. Where metal rails are used they should be earth bonded. All rails should have a non-slip surface and should contrast with background in both colour and luminance. The WHB should have a shallow fronted bowl and be secure fitted at 770-800mm above floor level. A Twyford Avalon basin with adjustable brackets and semi-pedestal is preferred. There must be a 1200mm space in front of the basin for straight wheelchair approach, with knee space underneath. Pipes/ducting should not obstruct the wheelchair footplates. Taps should be single lever mixer type. If a bath is specified, it must be standard size (1700mm x 700mm x 500mm high) and made of pressed steel. Bath taps should be lever or half lever type mixer taps and should be situated where they are easily accessible, for example in the front corner. A level access shower is preferred to a bath. There are two main ways this can be provided.

1. Wet-room style shower - where the floor of the room is also the floor of the shower. The shower should be laid with a 1:40 fall towards the gully outlet. Suitable drainage must be provided to the floor and the floor must be covered with either non-slip tiles or Altro-type slip-resistant covering.

2. Shower where the tray is laid flush with the surrounding floor. In this case the ideal minimum size is 1000mm x 1000mm. The drain should ensure rodding access. A waste pump will often be needed to remove wastewater, as it is not always possible to get the drainage fall that is necessary for these types of showers.

A wall fixed shower seat with backrest should be provided. The seat should be at least 450mm wide x 450mm deep and should be 500mm from the floor. There should be at least a 500mm space between the wall and the centre of the seat. Shower controls, and an adjustable height showerhead with a 1500mm long hose, should be positioned within easy reach of the disabled person while they are sitting on the shower seat. The showerhead should be fitted on a 1000mm sliding bar so the shower can be used while seated or standing. The bar should be 750mm from the floor at its lowest point. Controls should be fitted between 750mm and 1000mm from the floor and should be positioned 500mm in from the corner on the wall adjacent to the seat. The shower must be fitted with an anti-scald thermostatically controlled device and must have a safety cut out at 43 °C. The controls should be touch sensitive or lever type. Windows

Appendix A


Glazing in living room windows should begin at 800mm or lower and windows must be easy to open/ operate. Wheelchair users must be able to operate at least one window in each room. There should be no obstruction to vision between 800mm & 1500mm above floor level for at least part of the width of the opening. Window should be openable to a secure position for ventilation. If windows are over work surfaces or sanitary fittings, opening winders must be provided. Kitchen windows must have remote openers, and the openers must not be positioned above hobs. Windows should have easily accessible fastenings that are located between 800mm and 1000mm from floor level. It should be possible for the controls to be operated with a clenched fist and it should not be necessary to use both hands simultaneously to operate the controls. Lever handles are preferable to knobs. Space in bedrooms The main bedroom should be a minimum size 5000mm x 4000mm. If the property has two bedrooms the second bedroom should be a minimum size 3500mm x 3500mm. The size and layout of the bedroom(s) must ensure that there is adequate space to use in the bedroom(s). 1200mm x 1200mm activity space is required between bed and wall to at least one side and 1000mm minimum required on the other side. 1200mm x 1200mm activity space required between foot of bed and any other furniture Adjacent to bed head there should be; a double power socket outlet at 800mm height, 750mm minimum from corner, TV/FM points, entry phone point and 2 way light with pull cord. The kitchen The kitchen area should have clear circulation space of 1800mm x 1500mm, clear of any obstructions, between facing floor units, or between floor units and a wall. All work surfaces should be height adjustable 660mm minimum height to 900mm maximum height from FFL made of non reflective material. A continuous work surface with knee recess between hob and sink is indispensable. Space for washing machine and drier, white goods will require a fixed worktop at 900mm, or the appliances should be free standing. A knee recess, the depth of the work surface and at least 800mm wide, should be provided below or adjacent to key task areas, including the hob, the sink and food preparation areas. Where possible, an unobstructed space or knee recess at least 600mm wide should be provided to one side of kitchen appliances including refrigerators, washing machines, freezers or ovens. Where possible, work surfaces should be continuous and designed so travel between the main appliances and task areas is minimised. When fixed, the height of the work

Appendix A


surface will usually be 800mm from the floor, with clear knee space height of 760mm for wheelchair users although some people may need surfaces lower than this. The work surface should be 600mm deep with a rounded front edge profile. It should be smooth, not textured, so equipment with suction pads can be used. It should have fascia only when needed for fixing switches or to conceal a sink bowl. A pullout board should be provided below the work surface where cupboards restrict the wheelchair user's access to work surfaces. Where circulation space and floor mounted cupboard space is at a premium and an accessible work surface for all kitchen tasks is not possible, pull out boards provide supplementary accessible work surfaces for wheelchair users. The kitchen should contain an appropriate number of storage units including base units, wall units, tall storage cupboards, drawer units and mobile storage units. Higher shelves, used by carers or other family members, can be used to store items that are used less frequently. To be fully accessible for a wheelchair user, any shelving above a work surface should be no higher than 1150mm above the floor. The base of wall units should be 350mm from top of work surfaces. Door handles should be easy grip D handles and located at base of wall units. A pull -down storage basket should be included in at least one wall unit. Cupboard doors should swing open through 180 degrees. A carousel shelf unit should be provided to enable access to corner base units. A moveable trolley, consisting of drawers or open containers can be used instead of fixed, floor-mounted units. The kitchen sink should be inset with a shallow bowl that is 140mm- 150mm deep. The worktop adjacent to the bowl should be a minimum of 500mm wide. The underside of an exposed sink should be heat insulated. There should be clear knee recess under the sink that is not less than 900mm wide. Any fascia should be no deeper than the projection of the bowl below the worktop. A swivel neck mixer tap, with clear markings to indicate hot and cold settings, should be fitted to the sink within easy reach of wheelchair users, if necessary, at the side of the sink bowl. The tap should have a quarter turn lever operation from off to full water flow. The hob should:

Be inset into worktop

Have 300mm clear worktop area either side for hot pans etc.

Have easy grip controls mounted on the front or side

Be located near the oven, with a preparation area in-between the oven and the hob

Have a work surface on at least one but preferably on both sides, providing a support surface for pans

Appendix A


Be insulated on the underside

Have a means of indicating if the rings are still hot

Be self igniting where gas rings are used

Have knee space underneath and clear knee space round to sink

Have an extractor hood fitted over the hob with accessible controls that are no higher than 900mm from floor

The oven should:

Built into a housing unit so the lowest part of the oven is no higher than 400mm-450mm above FFL.

Have a control panel no higher than 1000mm above FFL.

Be set in a housing unit that allows for height adjustment, with a deep base drawer unit underneath and storage above

Have a pullout board under the work surface on the opening side of oven

Have a reversible side-hung door opening to 180 degrees – the swing of the door should not impede access for wheelchair users

Have slide-out non-tilt shelves

Be at the same height as the work surface at its mid level point

Have controls that are easy to use and manipulate, that are no higher than 1050mm from the floor

Have display panels no higher than 1150mm from the floor

Have markings that are clear and easy to understand A space that is at least 610mm wide should be left for a refrigerator/freezer, allowing the door to be opened fully and shelves to be removed. Where fitted as separate units, the fridge and freezer should be fitted on 200mm plinths. Service Controls in the kitchen Remote switches to be 100mm above maximum worktop height. Mains water stop switch i.e. AKW Sure Stop fitted 100mm above maximum worktop height allows mains to be turned off easily. Isolating taps to be provided for sink, washing machine, WC and shower all accessible for a wheelchair user. Control of services generally Switches, sockets, ventilation and service controls should be at a height usable by all (i. e. between 450 and 1200mm from the floor). This applies to all Rooms including the kitchen and bathroom. Wheelchair user must be able to reach/read heating controls, main stopcock, gas and electricity main controls, consumer units and meters. All fittings should have easily reachable stopcocks. Specifically the Rooms must provide large plate switches at 900mm above floor level. Sockets at 800mm min from corner and 700mm min above floor level. Light switches should have large rocker pads fitted at 950mm centre from FFL. Sockets must be a minimum of 800mm from a corner and 800mm from FFL.

Appendix A


Central heating controls: All controls i.e. timer, thermostat etc shall be minimum 800mm from a corner at 800mm height from FFL. Consumer units: Bottom edge 900mm above FFL. Trip switches (circuit breaker protection) with large printed numbers, loadings and circuit descriptions.

Appendix A


Emergency Accommodation

Property & Room Furnishing Standards

Furniture and Furnishing Requirements The requirements for furniture and contents are listed below. It is expected that all furniture and furnishings will be new. Good quality second hand furniture will only be acceptable where it meets all approved safety standards and is in an “as new” condition.

SINGLE OCCUPIER ROOM

1 x single bed with a headboard and a new mattress. 1 x single wardrobe. 1 x chest of drawers. Curtain tracks with nets and heavy curtains to all windows. Table and chair (unless dining space is supplied separately)

DOUBLE OCCUPIER ROOM

1 x double bed with a headboard and a new mattress. 1 x double or 2 x single wardrobes. 1 x 5 drawer chest of drawers. Curtain tracks with nets and heavy curtains to all windows. Table and 2 x chairs (unless dining space is supplied separately)

FAMILY ROOM 1 x double bed with a headboard and a new mattress. 1 or 2 x single beds with headboards and new mattresses. 1 x double or 2 x single wardrobes. 1 x 5 drawer chest of drawers. Curtain tracks with nets and heavy curtains to all windows. Table and 3 or 4 x chairs (unless dining space is supplied separately)

BATHROOM/ W. C.

Sanitary fittings should be clean, unbroken and in good working order. Bath and sink plugs, W.C. seat, towel rails and toilet roll holder.

DINING ROOMS (where provided)

Table and 6 x chairs. Table to be of sufficient size to adequately set six occupiers

GENERAL Light shades and low energy bulbs provided in the Room and throughout the Property.

Bedding and Cots The Provider will be required to supply any Occupiers who request it with bedding (sheet, duvet and a cover, pillows with covers) appropriate for the number of Occupiers in the Room. All mattresses are to be provided with appropriate mattress protectors. The Provider will also be required to supply to any Occupiers who request it a travel cot for any babies or young children with suitable bedding. Safety of Furnishing and Furnishings

Appendix A


Subject to certain exemptions, all furniture and furnishings supplied to and at the Property and in all the Rooms must comply with the requirements of the Furniture and Furnishings (Fire) (Safety) Regulations 1998 (as amended). These regulations set levels of fire resistance for the following domestic upholstered furniture, furnishings and other products containing upholstery:-

Furniture intended for use in the Room or in the Property, including children’s furniture

Beds, headboards of beds, mattresses (of any size)

Sofa beds

Seat pads

Pillows

Loose and stretch covers for furniture

All new furniture with the exemption of the following must carry and display a label securely attached in a prominent position on the furniture and indicating that it meets the current fire safety standards:

Mattresses and bed bases

Pillows and seat pads

Loose covers and stretch covers

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