{"sections": [{"id": "damp", "title": "Damp, mould & excess cold", "subtitle": "", "law": "HHSRS H1", "propertyKind": "all", "hasObservations": true, "items": [{"id": "d1", "text": "Visible mould growth on walls, ceilings or around windows", "cat": "cat1", "ref": "HHSRS H1; Awaab's Law 2023"}, {"id": "d2", "text": "Rising or penetrating damp evident", "cat": "cat1", "ref": "FFHHA 2018 s.10(1)(a)"}, {"id": "d3", "text": "Condensation damage but no active mould", "cat": "cat2", "ref": "HHSRS H1"}, {"id": "d4", "text": "Heating system functional and adequate in all habitable rooms", "cat": "cat1", "ref": "HHSRS H1 - excess cold"}, {"id": "d5", "text": "Windows/doors draught-sealed; no significant heat loss", "cat": "cat3", "ref": "HHSRS H1 mild risk"}]}, {"id": "fire_house", "title": "Fire safety (house)", "subtitle": "", "law": "HHSRS H14", "propertyKind": "house", "hasObservations": true, "items": [{"id": "fh1", "text": "Working smoke alarm on every storey", "cat": "cat1", "ref": "S&CO Alarms Regs 2022 reg.4"}, {"id": "fh2", "text": "Working CO alarm in every room with fixed combustion appliance", "cat": "cat1", "ref": "S&CO Alarms Regs 2022 reg.4A"}, {"id": "fh3", "text": "Means of escape free from obstruction", "cat": "cat1", "ref": "HHSRS H14; RRO 2005"}, {"id": "fh4", "text": "Fire door integrity (HMO)", "cat": "cat1", "ref": "RRO 2005", "hmoOnly": true}, {"id": "fh5", "text": "No combustible materials stored against boiler / electrical panels", "cat": "cat2", "ref": "HHSRS H14"}, {"id": "fh6", "text": "Furniture compliant with Furniture & Furnishings Regs 1988", "cat": "cat2", "ref": "FF (Fire Safety) Regs 1988"}, {"id": "fh7", "text": "Fire blanket in kitchen (HMO)", "cat": "cat2", "ref": "RRO 2005", "hmoOnly": true}, {"id": "fh8", "text": "Emergency lighting functional in communal areas (HMO)", "cat": "cat2", "ref": "RRO 2005", "hmoOnly": true}]}, {"id": "fire_flat", "title": "Fire safety (flat)", "subtitle": "", "law": "HHSRS H14 \\u00B7 LACoRS", "propertyKind": "flat", "hasObservations": true, "items": [{"id": "ff1", "text": "Working smoke detector in hallway/main circulation area", "cat": "cat1", "ref": "LACoRS guidance"}, {"id": "ff2", "text": "Working heat detector in kitchen (not smoke - kitchens trip smoke alarms)", "cat": "cat1", "ref": "LACoRS guidance"}, {"id": "ff3", "text": "Working CO alarm in every room with fixed combustion appliance", "cat": "cat1", "ref": "S&CO Alarms Regs 2022 reg.4A"}, {"id": "ff4", "text": "Fire separation maintained between kitchen and bedrooms (door, walls, ceiling)", "cat": "cat1", "ref": "Building Regs Part B"}, {"id": "ff5", "text": "Means of escape free from obstruction", "cat": "cat1", "ref": "HHSRS H14; RRO 2005"}, {"id": "ff6", "text": "Fire door integrity (HMO)", "cat": "cat1", "ref": "RRO 2005", "hmoOnly": true}, {"id": "ff7", "text": "No combustible materials stored against boiler / electrical panels", "cat": "cat2", "ref": "HHSRS H14"}, {"id": "ff8", "text": "Furniture compliant with Furniture & Furnishings Regs 1988", "cat": "cat2", "ref": "FF (Fire Safety) Regs 1988"}, {"id": "ff9", "text": "Fire blanket in kitchen (HMO)", "cat": "cat2", "ref": "RRO 2005", "hmoOnly": true}, {"id": "ff10", "text": "Emergency lighting functional in communal areas (HMO)", "cat": "cat2", "ref": "RRO 2005", "hmoOnly": true}]}, {"id": "elec", "title": "Electrical safety", "subtitle": "", "law": "HHSRS H23 \\u00B7 EICR Regs 2020", "propertyKind": "all", "hasObservations": true, "items": [{"id": "e1", "text": "Valid EICR in place (max 5 years / 1 year if unsatisfactory)", "cat": "cat1", "ref": "Elec Safety Stds Regs 2020"}, {"id": "e2", "text": "No exposed wiring, damaged sockets or scorching", "cat": "cat1", "ref": "HHSRS H23; BS 7671"}, {"id": "e3", "text": "RCD protection present in consumer unit", "cat": "cat1", "ref": "HHSRS H23"}, {"id": "e4", "text": "Adequate socket provision - no overloaded adaptors", "cat": "cat2", "ref": "HHSRS H23"}, {"id": "e5", "text": "External/garden electrics in safe condition", "cat": "cat2", "ref": "HHSRS H23", "gardenOnly": true}]}, {"id": "gas", "title": "Gas & boiler", "subtitle": "", "law": "HHSRS H29 \\u00B7 Gas Safety Regs 1998", "propertyKind": "all", "hasObservations": true, "items": [{"id": "g1", "text": "Current Gas Safety Certificate (CP12) on file and given to tenant", "cat": "cat1", "ref": "Gas Safety Regs 1998 reg.36"}, {"id": "g2", "text": "Boiler serviced within past 12 months", "cat": "cat1", "ref": "Reg.36; HHSRS H29"}, {"id": "g3", "text": "No smell of gas or signs of incomplete combustion", "cat": "cat1", "ref": "HHSRS H29"}, {"id": "g4", "text": "Adequate ventilation to gas appliances", "cat": "cat1", "ref": "Reg.27; Building Regs Part F"}, {"id": "g5", "text": "Flue / chimney in good repair and clear", "cat": "cat2", "ref": "HHSRS H29"}, {"id": "g6", "text": "Boiler pressure within normal operating range", "cat": "cat2", "ref": "HHSRS H29"}]}, {"id": "vent", "title": "Ventilation & extractor fans", "subtitle": "", "law": "Building Regs Part F", "propertyKind": "all", "hasObservations": true, "items": [{"id": "v1", "text": "Kitchen extractor fan present and operational", "cat": "cat2", "ref": "Building Regs Part F"}, {"id": "v2", "text": "Bathroom extractor fan present and operational", "cat": "cat2", "ref": "Building Regs Part F"}, {"id": "v3", "text": "Extractors actually used by tenant (or openable window adequate)", "cat": "cat3", "ref": "HHSRS H1 - condensation prevention"}, {"id": "v4", "text": "Trickle vents on windows clear and open where fitted", "cat": "cat3", "ref": "Building Regs Part F"}]}, {"id": "struct", "title": "Structural safety & falls", "subtitle": "", "law": "HHSRS H3 \\u00B7 H4", "propertyKind": "all", "hasObservations": true, "items": [{"id": "s1", "text": "Stair balustrades / handrails secure (min 900mm)", "cat": "cat1", "ref": "HHSRS H4; Building Regs K", "multiStoreyOnly": true}, {"id": "s2", "text": "No structural cracks, subsidence or movement evident", "cat": "cat1", "ref": "HHSRS H3; FFHHA s.10(1)(b)"}, {"id": "s3", "text": "Roof in good repair - no missing tiles, leaks or sagging", "cat": "cat2", "ref": "HHSRS H3", "houseOnly": true}, {"id": "s4", "text": "Gutters and downpipes clear and functional", "cat": "cat3", "ref": "HHSRS H3", "houseOnly": true}, {"id": "s5", "text": "Floor coverings safe - no trip hazards", "cat": "cat2", "ref": "HHSRS H4"}, {"id": "s6", "text": "Windows openable for escape; restrictor fitted where >4.5m above ground", "cat": "cat1", "ref": "HHSRS H4 falls"}]}, {"id": "water", "title": "Water, sanitation & hygiene", "subtitle": "", "law": "HHSRS H12 \\u00B7 H13", "propertyKind": "all", "hasObservations": true, "items": [{"id": "w1", "text": "Hot & cold water supply functional in all outlets", "cat": "cat1", "ref": "HHSRS H12"}, {"id": "w2", "text": "No evidence of Legionella risk", "cat": "cat1", "ref": "HHSRS H12; L8 ACOP"}, {"id": "w3", "text": "WC, basin and bath/shower in working order", "cat": "cat1", "ref": "FFHHA s.10(1)(d)"}, {"id": "w4", "text": "Waste/drainage free from blockage and foul odour", "cat": "cat2", "ref": "HHSRS H13"}]}, {"id": "security", "title": "Security & tenant rights", "subtitle": "", "law": "HHSRS H26", "propertyKind": "all", "hasObservations": true, "items": [{"id": "sec1", "text": "All external doors fitted with mortice or multi-point locks", "cat": "cat2", "ref": "HHSRS H26"}, {"id": "sec2", "text": "Window locks present and functional on ground floor", "cat": "cat2", "ref": "HHSRS H26"}, {"id": "sec3", "text": "Tenant given 24h+ notice before this inspection", "cat": "cat1", "ref": "Renters Reform Act 2024 s.16"}, {"id": "sec4", "text": "No unauthorised entry or interference with quiet enjoyment", "cat": "cat1", "ref": "Protection from Eviction Act 1977"}, {"id": "sec5", "text": "Deposit protected in approved scheme (if held)", "cat": "cat1", "ref": "Housing Act 2004 s.213"}, {"id": "sec6", "text": "How to Rent guide and EPC provided to tenant", "cat": "cat2", "ref": "Deregulation Act 2015"}, {"id": "sec7", "text": "EPC rating E or above (or valid exemption registered)", "cat": "cat1", "ref": "Energy Eff. Regs 2015"}]}, {"id": "pests", "title": "Pests & waste", "subtitle": "", "law": "HHSRS H31", "propertyKind": "all", "hasObservations": true, "items": [{"id": "p1", "text": "No evidence of rodents, cockroaches or other pests", "cat": "cat1", "ref": "HHSRS H31; FFHHA s.10(1)(e)"}, {"id": "p2", "text": "Adequate refuse storage - bins accessible and sufficient", "cat": "cat3", "ref": "HHSRS H31"}, {"id": "p3", "text": "No evidence of fly infestation in kitchen/communal areas", "cat": "cat2", "ref": "HHSRS H31"}]}, {"id": "occupancy", "title": "Occupancy verification", "subtitle": "Protecting against unauthorised occupation / subletting", "law": "Operational", "propertyKind": "all", "hasObservations": true, "items": [{"id": "occ1", "text": "Number of occupants matches tenancy agreement", "cat": "op", "ref": "Operational - subletting risk"}, {"id": "occ2", "text": "No evidence of additional unauthorised occupants (extra beds, belongings)", "cat": "op", "ref": "Operational"}, {"id": "occ3", "text": "No evidence of property use for business / short-let / Airbnb", "cat": "op", "ref": "Zero tolerance"}, {"id": "occ4", "text": "Property used as residential dwelling only (no cultivation, no commercial storage)", "cat": "op", "ref": "Criminal escalation"}, {"id": "occ5", "text": "Photos taken of each bedroom showing occupancy state", "cat": "op", "ref": "Evidence"}, {"id": "occ6", "text": "Tenant able to produce ID matching AST on request", "cat": "op", "ref": "Operational"}]}, {"id": "tenantUse", "title": "Property use & tenant-responsibility condition", "subtitle": "Chargeback evidence for end-of-lease", "law": "Operational", "propertyKind": "all", "hasObservations": true, "items": [{"id": "use1", "text": "General cleanliness standard acceptable", "cat": "op", "ref": "Tenant responsibility"}, {"id": "use2", "text": "Kitchen clean and free of grease/food waste buildup", "cat": "op", "ref": "Tenant responsibility"}, {"id": "use3", "text": "Bathroom clean and free of limescale/mould buildup", "cat": "op", "ref": "Shared responsibility"}, {"id": "use4", "text": "No smoking evidence inside property (stains, smell, burns)", "cat": "op", "ref": "Lease breach"}, {"id": "use5", "text": "Pets present match lease terms (or none, if no-pet clause)", "cat": "op", "ref": "Lease compliance"}, {"id": "use6", "text": "Furniture (if furnished) in good condition - no breakages", "cat": "op", "ref": "Inventory"}, {"id": "use7", "text": "Walls free from unauthorised painting, holes, or damage", "cat": "op", "ref": "Condition"}, {"id": "use8", "text": "Garden maintained to reasonable standard", "cat": "op", "ref": "Tenant responsibility"}, {"id": "use9", "text": "Tenant storing items safely (not blocking fire exits, no hoarding)", "cat": "op", "ref": "Fire safety crossove"}]}, {"id": "welfare", "title": "Tenant welfare & safeguarding", "subtitle": "Ethical duty + council relationship capital", "law": "Welfare", "propertyKind": "all", "hasObservations": true, "items": [{"id": "wel1", "text": "No visible vulnerability concerns (mental health, substance misuse)", "cat": "welfare", "ref": "Safeguarding"}, {"id": "wel2", "text": "No signs of domestic abuse (bruising, controlling presence, fearfulness)", "cat": "welfare", "ref": "DASH indicators"}, {"id": "wel3", "text": "No child welfare concerns (if children present)", "cat": "welfare", "ref": "Children Act 1989"}, {"id": "wel4", "text": "Property adequately heated for tenant's needs (elderly/children)", "cat": "welfare", "ref": "Fuel poverty"}, {"id": "wel5", "text": "Tenant has adequate food storage capacity (working fridge/freezer)", "cat": "welfare", "ref": "Basic needs"}, {"id": "wel6", "text": "Tenant appears to understand AST obligations (rent, repairs)", "cat": "welfare", "ref": "Operational"}, {"id": "wel7", "text": "No digital exclusion concerns (UC portal, council comms access)", "cat": "welfare", "ref": "Support need"}, {"id": "wel8", "text": "Tenant aware of emergency contact numbers (out-of-hours)", "cat": "welfare", "ref": "Communication"}]}, {"id": "benefits", "title": "Benefits & rent status", "subtitle": "UC / HB / direct payment checks", "law": "Operational", "propertyKind": "all", "hasObservations": true, "items": [{"id": "ben1", "text": "UC housing element / Housing Benefit payment arrangement confirmed", "cat": "op", "ref": "Rent flow"}, {"id": "ben2", "text": "Direct payment to landlord (managed payment / APA) in place where agreed", "cat": "op", "ref": "APA"}, {"id": "ben3", "text": "Rent account up to date (no current arrears)", "cat": "op", "ref": "Operational"}, {"id": "ben4", "text": "Tenant not holding unopened DWP / council correspondence", "cat": "op", "ref": "Support need"}, {"id": "ben5", "text": "Discretionary Housing Payment (DHP) application current if needed", "cat": "op", "ref": "Shortfall cover"}, {"id": "ben6", "text": "No imminent benefit sanctions / stop notices reported", "cat": "op", "ref": "Risk flag"}, {"id": "ben7", "text": "Change of circumstances reported to relevant authority", "cat": "op", "ref": "Compliance"}]}, {"id": "landlord", "title": "Landlord handover items", "subtitle": "Flag to head landlord / property owner", "law": "Operational", "propertyKind": "all", "hasObservations": true, "items": [{"id": "ll1", "text": "Property still meets specification Millwoodkane took it at", "cat": "op", "ref": "Head lease condition"}, {"id": "ll2", "text": "Items under manufacturer warranty flagged (boiler, white goods)", "cat": "op", "ref": "Cost recovery"}, {"id": "ll3", "text": "Items under landlord maintenance contract (British Gas HomeCare etc.)", "cat": "op", "ref": "Cost recovery"}, {"id": "ll4", "text": "Photos captured for landlord's condition file", "cat": "op", "ref": "Evidence"}, {"id": "ll5", "text": "No structural / major works required beyond MWK maintenance scope", "cat": "op", "ref": "Escalation"}, {"id": "ll6", "text": "Communal area condition acceptable (leasehold flat)", "cat": "op", "ref": "Freeholder liaison"}]}]}