HHSRS: What landlords need to know

The HHSRS is used to categorise potential hazards in a property.

Local authorities rely on this system when inspecting properties for hazards and potential health risks to occupants.

This article will cover what the HHSRS is, when it is used, and why landlords should be familiar with it.

DISCLAIMER: This article is for informational purposes only and should not be viewed as or relied upon as advice. 

Contents:

What is HHSRS?

The Housing Health and Safety System (HHSRS) is a method that is used to identify and categorise hazards in a property; it ranks a series of 21 potential hazards on a scale of ‘Moderate’ to ‘Extreme’. 

Though it was initially introduced in 2006, it has been revised as of June 23rd, 2026, with the intention of making it easier to comprehend and implement – especially in respect of landlords and tenants in the private rental sector. 

Local authorities rely on this guidance and legislation when inspecting and assessing rental properties for risks to a tenant’s health and wellbeing.

How has it changed 

As mentioned, on June 23rd of this year, the system was overhauled, making changes to the way the system categorises hazards and their potential risk to an occupant’s safety. 

So, what has changed? 

Classes of harm 

The HHSRS’s classes of harm categories represent how severe a hazard’s exposure to an occupant could be. 

This change is in name only, as the classes have changed from 1-4 to ‘Moderate’, ‘Serious’, ‘Severe’, and ‘Extreme’. This change to plain English is for ease of understanding, even from a non-technical standpoint. 

Simplified Hazard Bands 

The HHSRS previously used an A-J ranking system to score how hazardous a property is, and whether it required immediate attention.  

This has been changed to ‘Low, Medium, and High’. 

‘Low’ and ‘Medium’ risk hazards are up to the discretion of the local authority to determine whether action should be taken to amend them. These are known as Category 2 hazards. 

‘High’ risk hazards have a legal duty for a local authority to take action. These are known as Category 1 hazards. 

HHSRS hazard bands

Fewer Hazard Categories 

Before the overhaul, the system had a classification of 29 hazards covering a range of specific hazards; this has been reduced to 21 total hazards, as many have been amalgamated for simpler diagnoses.  

The new hazards are as follows: 

Protection against accidents
  1. Falls on the level
  2. Falling on stairs
  3. Falling between levels
  4. Fire and explosions
  5. Flames, hot surfaces, etc
  6. Collisions, entrapment, & ergonomics
  7. Structural collapse and falling elements
  8. Electrical hazards
  1. Excess cold
  2. Radiation
  3. Damp and mould growth
  4. Lead
  5. Indoor air pollutants
  6. Excess heat
  7. Asbestos and MMF
  1. Domestic hygiene
  2. Water supply
  1. Crowding and space
  2. Entry by intruders
  3. Noise
  4. Lighting and obstructed views

Why is this important for landlords

Although the HHSRS is a very technical system, it is still very much relevant to landlords – especially in today’s post-Renters’ Rights Act market. 

Landlords who fail to comply with the HHSRS can face severe penalties, including fines from £7,000-£40,000 for noncompliance. 

Local authorities enforce this safety system to all rental properties (private and social) to ensure that they are safe for habitation. 

These civil penalties can only be levied on landlords who have failed to improve a property after enforcement action was taken by a local council. 

What are examples of enforcement action? 

If an inspector identifies a hazard, the local authority may issue the following: 

  • Hazard awareness notice  
  • Improvement notice 
  • Prohibition order 
  • Emergency remedial works  

How to avoid fines and penalties

How can you ensure your property is hazard-free at all times? 

Hazards can present themselves in a property at any time; what matters is that they are found and remedied as soon as possible. 

To minimise the risk of hazards in their property, landlords should:  

  • Have regular property inspections 
  • Ensure the tenants know where to report maintenance 
  • Update the tenants on ongoing maintenance 

Tenants can ask the council to inspect the rental property if they believe it is hazardous – so it’s best to ensure that all reported maintenance is acted on, especially simple issues like damp and mould, faulty wiring, or excessive cold.

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This article is not a technical guide. For more information on how the HHSRS is used by assessors, read the Government guidance here

Last Updated: 01/07/26