The Housing Health and Safety Rating System (HHSRS) is the method by which local authority inspectors assess housing conditions across England and Wales. Introduced under the Housing Act 2004, it is a risk-based system — not a checklist of prescriptive standards that landlords must tick off.
When a local authority inspects your property, inspectors identify potential hazards and apply a points-based scoring formula to determine their severity. The score dictates what action, if any, the council is obliged or empowered to take.
Inspectors score hazards by likelihood and severity — not a pass/fail standard.
High (1,000+), Medium (100–999), Low (under 100).
Covering physiological, psychological, infection and accident risks.
Following wide-ranging consultation, the Government reformed the HHSRS framework. Regulations came into force on 23 June 2026 and apply to all inspections commenced on or after 22 June 2026. Any inspection already underway before that date is assessed under the old system.
Lettered bands A–J replaced by three clear bands: High, Medium, and Low.
Classes I–IV renamed Extreme, Severe, Serious and Moderate. Labels only — no change to scope.
Prescribed hazard descriptions reduced from 29 to 21, with several categories consolidated.
Broadened to cover uncontrolled fire, smoke, fumes, explosions, and building collapse caused by fire.
A clearer numerical system replaces the previous complex ratios, making consistent application easier.
All 21 hazard categories fall into four broad groups. Every hazard is assessed individually, and all properties contain some level of hazard — the goal is to minimise risk, not eliminate it entirely.
- Damp and mould growth
- Excess cold
- Excess heat
- Asbestos and MMF
- Lead
- Radiation
- Indoor air pollutants
- Crowding and space
- Entry by intruders
- Lighting and obstructed views
- Noise
- Domestic hygiene
- Water supply
- Falls on the level
- Falling on stairs
- Falling between levels
- Electrical hazards
- Fire and explosions
- Flames, hot surfaces
- Collisions and entrapment
- Structural collapse
According to the 2019 English Housing Survey, four hazard types account for 88% of all Category 1 hazards in the private rented sector. Understanding each one is the most effective way to reduce your enforcement risk.
Stairs, level surfaces and between levels — the single largest hazard group.
Inadequate heating and insulation remain a persistent risk.
Detection, escape routes and furnishings all contribute to fire risk.
Structural damp, poor ventilation and condensation are the chief causes.
Practical action on these four hazards will address the vast majority of your HHSRS risk. Each area requires both physical maintenance and an understanding of how inspectors will assess the property.
- Fit handrails 90–100cm above each step, running the full staircase length
- Install balustrades with no gaps of 10cm or more
- Keep stair carpets in good condition — no fraying or loose edges
- Fit window safety restrictors limiting opening to 10cm maximum
- Ensure adequate lighting on all stairs and level surfaces
- Install a modern, efficient heating system capable of heating all rooms evenly
- Ensure tenants can control the heating themselves
- Improve thermal insulation — loft, walls and floors where possible
- Maintain a higher EPC rating as a benchmark
- Address any damp or disrepair undermining insulation performance
- Inspect gutters and pipes regularly — blockages cause water ingress
- Check for rising or penetrating damp indicating damp course failure
- Ensure adequate ventilation so ordinary use doesn't cause humidity build-up
- Keep the property well heated and ventilated throughout
- Review the Government's damp and mould guidance
- Install appropriate smoke and heat detection alarms throughout
- Fit fire-resistant doors to contain spread and allow escape
- Ensure furniture complies with the Furniture and Furnishings (Fire) Safety Regulations 1988
- Carry out an annual gas safety check and regular electrical installation condition reports
- Ensure escape routes through doors/windows require no key or code
Every hazard is assessed individually using a straightforward formula that has been simplified under the 2026 reforms:
Risk (Likelihood) × Outcome = Numerical Score
The severity assessment is always based on the most vulnerable age group likely to occupy the dwelling — for example, a gap between balusters is assessed in terms of a young child. Enforcement action, however, should reflect the actual occupants.
Once scored, every hazard is assigned to one of three bands, which in turn determines the council's obligation to act:
Category 1 hazard. Council has a duty to act. Civil penalties of up to £7,000 may be imposed immediately.
Category 2 hazard. Council has a power to act at its discretion.
Category 2 hazard. Council may issue a hazard awareness notice — advisory only, no action required.
When a hazard is identified, the council's response depends on its severity and whether the landlord engages promptly. The 2026 reforms introduced immediate civil penalties for Category 1 hazards — removing the traditional staged warning process that many landlords previously relied upon.
Council contacts landlord. Resolution here avoids formal notices — but a civil penalty may still apply depending on local policy.
Formal notice requiring hazard removal or minimisation, typically within 28 days. Served on owner or agent.
In serious cases, the council may prohibit use of all or part of the dwelling until remedied.
Non-compliance with a notice within the allowed time is heard in the magistrates' court.
If an improvement notice or prohibition order is served, you have the right to appeal — normally within 21 days. Appeals are heard by the First-Tier Tribunal (Property Chamber — Residential Property), which has replaced the County Court for this purpose.
The tribunal may also mediate between councils and landlords to resolve matters without a formal hearing where possible.
The deficiency described in the notice does not actually constitute a hazard under HHSRS.
Another party is responsible for carrying out the required works and the notice should be served on them instead.
The works required are unreasonable or excessive; alternative, less onerous works should be considered.
HHSRS is a technical system and confidently distinguishing between a Category 1 and Category 2 hazard requires expertise. That said, landlords can carry out their own preliminary inspection against minimum safety standards. A property that meets the minimum standard for a safe home is very unlikely to have a hazard present — protecting you from enforcement action and providing safer conditions for tenants.
The NRLA has prepared a comprehensive HHSRS Inspection Template for members, enabling you to work through each hazard category systematically for any property you own or are considering purchasing. If you identify any potential hazards after using the checklist, address them promptly — the 2026 reforms mean councils can impose fines immediately on discovery of a Category 1 hazard, without first issuing a warning.
Download the NRLA's HHSRS Inspection Template and work through every hazard category.
Address any issues identified before a tenant complaint triggers a formal inspection.
Read your local authority's civil penalty policy to understand how they handle Category 1 hazards.
Schedule regular property inspections — especially as tenants change and properties age.
Your complete guide to understanding landlord responsibilities, hazard assessments, and enforcement risk in England and Wales — updated for the June 2026 reforms.