What you will learn in this article:
- How the HHSRS changed in 2026
- Which property hazards landlords need to consider
- What enforcement action councils can take
- Practical steps self-managing landlords can take to reduce their compliance risk
This article provides general information and should not be treated as legal advice. Requirements may vary according to the property, tenancy and local authority.
The Housing Health and Safety Rating System, better known as the HHSRS, has undergone its biggest update since it was introduced in 2006.
The revised system came into force in England in June 2026. Although it does not introduce higher minimum standards for rented homes, it changes how local authorities identify, describe and score housing hazards. It also sits alongside stronger enforcement powers, including fines of up to £7,000 for certain serious hazards – so it is important that landlords pay attention to their legal obligations.
For landlords, this is serious, but straightforward: Properties must remain safe, potential hazards must be identified early, and there should be clear evidence showing that inspections, reports and repairs have been handled properly.
What is the Housing Health and Safety Rating System?
The HHSRS is the system used by local authorities to assess whether conditions within a home could harm an occupier or visitor.
It is a risk-based system rather than a simple pass-or-fail inspection. An environmental health officer will consider the likelihood of harm occurring, the potential seriousness of that harm and whether features of the property make the risk greater.
Importantly, assessments generally consider the age group most vulnerable to each hazard, rather than simply the people currently living in the property. For example, the risk from an unsafe staircase may be considered in relation to an older person, while an unsecured upper-floor window may be assessed with a young child in mind. This means landlords should not assume that a feature is safe simply because the present tenant is unlikely to be affected by it.
Hazards are divided into two legal categories:
- Category 1 hazards are high-risk hazards with a score of 1,000 or more. The council has a duty to take enforcement action.
- Category 2 hazards score below 1,000. Councils have discretion over whether enforcement action is necessary.
What changed in June 2026?
The purpose of the update is to make the HHSRS easier to understand and apply consistently. The minimum standard has not been raised, but the way hazards are organised and assessed has changed.
The number of hazards has fallen from 29 to 21
Several similar hazards have been combined into broader headings. The revised list includes:
- Damp and mould growth
- Excess cold and excess heat
- Fire and explosions
- Electrical hazards
- Falls on level surfaces, stairs and between levels
- Structural collapse and falling elements
- Indoor air pollutants
- Domestic hygiene
- Water supply
- Crowding and space
- Entry by intruders
- Noise
- Lighting
The full list contains 21 hazards across areas including protection from accidents, physiological needs, infection and psychological needs.
Hazard bands are easier to understand
The former A-to-J bands have been replaced by three descriptions:
- High risk: Category 1
- Medium risk: Category 2
- Low risk: Category 2
The Category 1 threshold has not changed, but the new terminology should make council findings clearer to landlords and tenants.
The classes of harm have been renamed
The previous Classes I to IV are now described as:
- Extreme
- Severe
- Serious
- Moderate
Again, this is primarily intended to make the assessment easier for people without specialist HHSRS training to understand.
Fire hazards now have a broader definition
The fire hazard category now includes uncontrolled fire and associated smoke and fumes, explosions, and the collapse of a building or part of a building resulting from a fire or explosion.
New baseline indicators have been introduced
The government has published baseline indicators covering reasonable safety measures that would usually be expected within a home. These include areas such as structural condition, drainage, plumbing, ventilation, heating, lighting, security, electrical installations, stairs, handrails and window safety.
These indicators are not a mandatory checklist that every property must meet in exactly the same way. Some measures may not be appropriate or reasonably achievable in certain buildings, such as listed or non-traditional properties. However, anything below the relevant baseline may be treated as a deficiency requiring further assessment.
What are the enforcement risks for landlords?
Councils can inspect rented properties following a tenant or neighbour complaint, a referral from another organisation, a licensing inspection or a proactive local enforcement programme. They may also require landlords or agents to produce documents such as tenancy agreements and safety certificates.
Where a Category 1 hazard is found, the council must take action. Possible measures include:
- Serving an improvement notice requiring work within a stated timescale
- Restricting or prohibiting occupation of part or all of the property
- Carrying out emergency remedial work and recovering the cost
- Taking emergency action where there is an imminent risk of serious harm
Failure to comply with an improvement notice is a criminal offence and can lead to prosecution, an unlimited court fine or a civil financial penalty of up to £40,000. Other consequences may include rent repayment orders, works being completed in default at the landlord’s expense, licensing difficulties and, in serious cases, banning orders.
In addition, from 22 June 2026 councils have had the power to impose a penalty of up to £7,000 where qualifying residential premises contain a Category 1 hazard that it would have been reasonably practicable for the responsible person to remove.
Practical HHSRS steps for self-managing landlords
Landlords who manage their own properties should consider the following practical actions:
- Carry out regular recorded inspections. Inspect the inside and outside of the property, including gardens, paths, stairs, windows, balconies and outbuildings.
- Use the government’s baseline indicator checklist. It can help identify conditions that may require repair or further professional assessment.
- Look beyond certificates. Gas, electrical and fire safety records are essential, but an HHSRS inspection considers the overall condition and layout of the home.
- Keep dated photographs and written notes. Record what was inspected, any defects identified and the action taken.
- Respond promptly to repair reports. A minor leak, loose carpet or broken extractor fan can develop into a more serious damp, mould or falls hazard.
- Keep evidence of access attempts. Where a tenant has not provided access, retain emails, messages and appointment records showing the reasonable steps taken.
- Use suitably qualified contractors. Keep quotations, invoices, reports and completion photographs.
- Reinspect completed work. Do not assume that commissioning a repair means the hazard has been resolved.
- Review risks at every change of tenancy. A property should be suitable for potential occupiers and visitors, not only the previous household.
- Never ignore council correspondence. Improvement notices and other formal documents contain strict requirements and deadlines.
The government makes clear that landlords do not need to qualify as HHSRS assessors. However, they do need sufficient knowledge to recognise potential Category 1 hazards and manage their properties in a way that reduces risk.
Compliance is a serious commitment
The revised HHSRS may be simpler in structure, but it does not necessarily make day-to-day property management easier.
Landlords must keep track of inspections, tenant communications, repair timescales, contractor appointments, safety documentation and an expanding range of regulatory requirements. For a self-managing landlord with another job, a family or several properties, this can quickly become stressful and time-consuming.
Good management is no longer just about arranging a repair when something breaks. It involves spotting risks before they become serious, keeping reliable records and being able to demonstrate that reasonable action was taken.
At Grace Miller & Co. we help landlords manage these responsibilities professionally. Our property management service includes undertaking six monthly inspections, which include recording any of the risks outlined above followed up by organised maintenance where necessary, clear record-keeping and practical support when safety or compliance concerns arise.
By placing your property with an experienced managing agent, you can protect your tenants, safeguard your investment and reduce the mental burden of keeping up with an increasingly regulated rental market.
Speak to Grace Miller & Co. about professional property management and how we can help keep your rental property safe, well maintained and compliant.
