Keeping tenants safe

There are many domestic CCTV systems on the market to help you protect your home. If you’re thinking of using one, you need to make sure you do so in a way that respects other people’s privacy.

If you set up your system so it captures images within the boundary of your private domestic property (including your garden), then the data protection laws will not apply to you.

If your system captures images of people outside the boundary of your private domestic property, for example, in neighbours’ homes or gardens, shared spaces, including communal landings and walkways or on a public footpath or a street, the General Data Protection Regulation (GDPR) and the Data Protection Act 2018 (DPA18) will apply to you, and you will need to ensure your use of CCTV complies with these laws. 

CCTV Policy.pdf [pdf] 91KB

Below are some additional factors to consider if you plan to set up domestic CCTV at your property.

 

How can I use CCTV responsibly at my property?

When setting up CCTV, always consider the following:

• What is the most privacy-friendly way to set up the system?

• What areas do I want the cameras to capture?

• Can I position the cameras to avoid intruding on my neighbours’ property or any shared or public spaces?

• Do I need to record the images, or is a live feed enough?

• Where a system has an audio-recording facility it is considered to be very privacy intrusive and should therefore be disabled

• Think about the problem you are trying to tackle. It will usually be to safeguard you and your property against crime. Better locks, security lighting or an alarm system may be more effective and less expensive ways of securing your property.

• Consider speaking to your neighbours and explaining what you are installing a system. Listen to any objections or concerns they may have.

• The phrase ‘domestic CCTV system’ includes cameras fitted to doorbells.

• Publicly uploading or streaming footage of identifiable people would not be justifiable.

• You must maintain records of how and why you are capturing images outside of the boundary of your home, and for how long you are keeping them. 

• You may need to make these records available to the ICO on request.

• The use of recording equipment, such as CCTV or smart doorbells, to capture video or sound recordings outside the user’s property boundary is not a breach of data protection law. It's how the data captured is used that could be a breach. Sound capture has the same rules as video.

If you decide to use CCTV, think about what areas need to be covered, and whether your cameras need to capture images beyond the boundary of your property. Remember, if your cameras don’t capture images beyond your boundary, the data protection laws won’t apply to you.

What happens if my CCTV captures images of people outside the boundary of my home?

If your CCTV captures images beyond your property boundary, such as your neighbours’ property or the street and footpaths, then your use of the system is subject to the data protection laws. This means that, as the CCTV user, you are a data controller so you will need to comply with your legal obligations under the data protection laws.

You can still capture images, but you need to show you are doing it in ways that comply with the data protection laws and uphold the rights of the people whose images you are capturing.

If you are capturing images beyond your property boundary, you should have a justifiable reason for doing so. In particular, you will need to think why you need these images. If asked by an individual or the ICO, you will need to be able to explain your reasons, so you should record these reasons why you are invading the privacy of others. 

When capturing images outside the boundary of your home, you will need to ensure that you:

• Put up signs saying that CCTV recording is taking place, and why.

• Ensure you don’t capture more footage than you need to achieve your purpose in using the system.

• Retain the recordings securely and ensure nobody can watch them without good reason.

• Delete recordings when it is no longer needed.

• Ensure the CCTV system is only operated in ways you intend and that other household members understand the need to ensure that the system is not misused. 

You also need to make sure you respect the data protection rights of the people whose images you capture. This includes the following:

• Individuals have a right to access the personal data you hold about them, including identifiable images. They can ask you verbally or in writing. You must respond within one month and give them a copy of the data.

• Deleting footage of people if they ask you to do so. You should do this within one month. You can refuse to delete it if you specifically need to keep it for a genuine legal dispute – in which case you need to tell them this, and also tell them they can challenge this in court or complain to the ICO.

• Consider any objection you get now from particular people about capturing their image in the future. You should again think whether you need to record images beyond your property boundary – particularly if your system is capturing images from a neighbour’s home or garden.

If you fail to comply with your obligations under the data protection laws, the ICO may take enforcement action. This could include a fine. You may also be subject to legal action by affected individuals, who could pursue court claims for compensation.

CCTV Policy.pdf [pdf] 91KB

 

We fit window restrictors in homes where a risk assessment has found these are needed. This is most often in our high rise blocks.

Window restrictors stop windows from opening too wide and protect people living in tall buildings, especially children, from potentially fatal falls.

They should never be removed or changed by anyone other than the emergency services. 

If your window restrictors have been removed, they need to be replaced immediately. If you are worried about the condition of your window restrictors or are not sure how to replace them please contact your Housing Manager for help. 

You can also help stop accidents happening by:

• ensuring that sofas and other furniture is not placed directly under windows, as these could be used as a climbing frame by children

• not discarding any items out of your windows

• keeping children and pets away from open windows

reporting any concerns to your Housing Manager as soon as possible.

We carry out a free annual safety check of our gas appliances and pipework in tenants’ homes. We will then provide you with a copy of the safety certificate.

Our main contractor for gas safety and servicing is Smith & Byford. For your safety it is essential that you allow our contractor into your home.

Even if you do not have any gas appliances but have a gas meter or the utility gas pipework, we must check the pipe work and its connections. This service is for the safety of you, your family and those living around you.  

If you do not let us into your home to carry out checks and any works we need to do as a result, you will be in breach of your tenancy agreement.

If we need to apply for a court order to gain entry to your home, we will ask the court to make an order that you pay our legal costs.

Wherever possible we want to avoid this, and ask you to work with us to arrange access for these important works.

Carbon monoxide can kill. You can’t see it, taste it or smell it. It is produced when gas or solid fuel is burnt. If an appliance isn’t maintained, or a flue or vent becomes blocked a build up of carbon monoxide gas may occur. This can have serious effects on people living in the property.

The early symptoms of carbon monoxide poisoning are:

• dizziness

• nausea (feeling sick) and vomiting

• tiredness and confusion

• stomach pain

• shortness of breath and difficulty breathing.

Symptoms of carbon monoxide poisoning can easily be confused with food poisoning or the flu.

If you experience any of these symptoms, particularly dizziness or feeling sick, while using a gas appliance seek urgent medical attention.

Find out more about carbon monoxide poison (opens in new window) from the NHS.

 

We are responsible for maintaining and testing the electrics in your home. We carry out this check once every five years. It is really important you let our contractor, Smith and Byford, into your home to do this work. This will help keep you safe and reduce the possibility of a breakdown or loss of power.

Smith and Byford contractor will contact you to make arrangements to carry out the test when due, and any work that needs to be done.

Failure to provide access for this work is a breach of your tenancy or lease. If we need to apply for a court order to gain entry to your home, we will ask the court to make an order that you pay our legal costs. We appreciate you working with us to complete this important work. 

 

In the past, materials containing asbestos were widely used because they were weatherproof and fireproof.

For example, asbestos in your home may be found in old:

• decorative textured coatings to walls and ceilings

• floor tiles

• heating and ventilation flues and parts of heaters

• toilet cisterns

• bath panels

• electrical fuse boxes

• access panels to service ducts and ducting

• screen panels under windows

• outside in rainwater gutters and pipes, fascia boards, soffits and roof tiles

• cement panels e.g. prefabricated garage walls and roofs.

Asbestos report

You will have been given an asbestos report for your home when you moved in. This will tell you about any asbestos containing materials in the property. If you don’t have a copy of your asbestos report you can contact us for the latest version.

If we find asbestos in your home

Asbestos containing materials are not dangerous as long as they are in good condition. We will take action if asbestos is found in your home depending on the type, where it is and the condition of the asbestos. Before we take action, we will inspect the property.

If we find asbestos but there is no damage to the asbestos, we may leave it alone. In some cases, we may take action to secure or seal in the asbestos to prevent any dust or fibres from escaping into the atmosphere.

Alternatively, we may decide that we need to remove the asbestos – we will discuss with you how this would happen.

If you are planning improvements to your home, it is important you get permission first so we can make sure you won't be disturbing any asbestos containing materials that could be dangerous. 

Please remember:

• Do not try to remove or interfere with asbestos without our advice.

• Do not remove asbestos yourself.

• Do not drill, scrape or damage asbestos.

• Asbestos is dangerous when it is damaged or disturbed.

• If you are concerned about asbestos in your home please contact us.

 

We are committed to keeping residents safe in their homes by maintaining fire precautions in our properties and providing information and advice to residents.

Regular risk assessments are carried out to identify safety concerns and complete improvement works to address them.

We work with external regulators, including the London Fire Brigade, to check that we follow good practice for safety in our properties. We investigate accidents and incidents and review our health and safety performance with help from external experts.

We have a number of safety measures in place appropriate to the type of block concerned, many of which go beyond the legal requirements. These include:

• a comprehensive professionally undertaken fire risk assessment programme with action plans to remedy any issues

• regular fire inspections and estate inspections

• emergency lighting in communal areas

• fire alarms in the communal areas of many larger blocks.

 

Information is provided in each building on what to do in the event of a fire and we ask residents to familiarise themselves with the details specific to their building and follow the directions given.

We also work very closely with the London Fire Brigade and ask residents to go to their website for further information about fire safety at home (opens in new window) and making sure you know your fire plan (opens in new window).

If you have concerns about the safety of your home or wish to report an incident, please contact us .

Blocks of flats

Almost all blocks of flats, including those managed by SHP, have a ‘stay put if safe to do so’ guidance which is fully supported by the fire brigade. 

The ‘stay put’ guidance is in place because purpose-built blocks are constructed to give protection from fire and make it safe for people to stay in their homes while the fire is tackled - unless your flat is directly affected by smoke or fire.  

The stay-put guidance says:

• You can choose to stay put unless your flat is being directly affected by fire or smoke or you are instructed to evacuate by the fire brigade e.g. through 999 call.

• This means do not stay put in any and all circumstances. You stay as long as you think it is safe or are instructed by the fire brigade. The golden rule is that wherever you are, if you can see or smell smoke or fire, you get out and stay out. 

• If there is a fire in your flat, you get out, close the door after you, stay out, and contact the fire brigade. This means you leave your flat and then leave the building, closing all doors behind you to slow the spread of any fire and contact the fire brigade. 

• If you are in a communal area and you think there is a fire, get out and stay out.  

• If you are in your flat and believe that there is a fire elsewhere in the building, but not in your flat, for as long as you cannot see or smell smoke or fire then the fire brigade advice is that you should stay in your flat if safe to do so, contact them and await their instructions and arrival. 

• However, you are the expert on the conditions where you are, and if you feel unsafe for any reason, the fire brigade advise you should make your way to the fire escape, closing doors behind you and leave. Do not use the lift. 

Familiarise yourself with the fire safety advice for the building that is posted in the communal areas. 

Visit the London Fire Brigade website (opens in new window) and click on ‘Purpose-built flat, bedsit or maisonette’ for more information on what to do in the event of a fire.

Keeping communal areas clear

No materials should be stored in communal areas. This means residents are not permitted to keep any personal items in communal areas including hallways, stairwells and landings.

We undertake regular inspections to keep these areas clear and need all residents to ensure communal areas are kept clear and free from items that may hinder anyone getting in and out of the block in the event of an emergency.

Visit our clear communal spaces page for more information. 

Please help us to keep the block clear and safe and as always we encourage residents with any specific concerns about their home or block to contact us .

Balcony safety 

Balconies are a great outdoor space and can be fantastic for taking in some fresh air or sitting in the sunshine. However, please make sure that you stay safe. Fires that start on balconies can be devastating and it is important to follow some easy steps to avoid them:

• Never use a BBQ on the balcony;

• Avoid having naked flames, such as candles or tealights;

• Do not have electrical goods on the balcony;

• Do not store flammable items or rubbish

The London Fire Brigade provides some great advice for outdoor cooking on its website (opens in new window) .

Smoking in the home

Smoking is the number one cause of fatal fires in the home. The best advice is to quit, but if that is not an option then always follow these steps to stay safe and avoid fires: 

• If possible smoke outside, it is much safer;

• Always make sure cigarettes are put out completely and always use a proper ashtray on a stable surface;

• NEVER smoke in bed, and be extra careful smoking whilst sitting on soft furnishings;

• Empty ashtrays regularly, do not allow them to overflow;

• ALWAYS keep matches and lighters out of the reach of children

The London Fire Brigade provides some great advice about smoking safely on its website (opens in new window).

Candle safety

The London Fire Brigade reports that there are around 270 candle fires annually in the capital. We know that they can be relaxing, but it is essential that they are used safely. These are some tips for staying safe: 

• Try using LED or battery-powered candles, there are many available that can create a very realistic effect and they are far safer;

• Do not leave candles or tealights unattended and always make sure they are put out completely before going to bed;

• Always use heat resistant holders and make sure that they are on a stable surface away from flammable items;

• Never use candles or tealights on a window cill next to an open window and / or net curtains;

• Keep candles and tealights out of the reach of children and pets.

The London Fire Brigade provides some great advice about the safe use of candles on its website (opens in new window).

Useful links 

• London Fire Brigade 

• London Fire Brigade - white goods advice

• Home Fire Safety Checker

• London Fire Brigade - guide to fire safety in the home

• Register my appliance

• Government's product recall website

Please remember to test your smoke alarms regularly or contact us if you require smoke alarms.