The New HHSRS System
In 2006, under the Housing Act 2004, the Housing Health and Safety Rating System (HHSRS) was introduced. It became the benchmark for local authorities to assess and set standards in relation to housing condition for the private rented sector. 20 years later, the government has reset the parameters and published draft Operating Guidance along with Enforcement Guidance for HHSRS.
When Is the New HHSRS Being Introduced?
The draft Operating Guidance and Enforcement Guidance for the Housing Health and Safety Rating System (HHSRS) were laid before Parliament on 23 March 2026 and are expected to come into force later this month.
Regulations were laid before Parliament on 1 June 2026.
The revised HHSRS is due to come into force on 23 June 2026.
The new framework will apply only to inspections commenced on or after 23rd June 2026.
Existing inspections already underway before that date will continue under the previous HHSRS system.
Government Response to the Decent Homes Standard
The Government’s response to the consultation on a reformed Decent Homes Standard signals a clear intention to raise the minimum quality of rented homes across England and, for the first time, to apply the same basic standard to both social housing and the private rented sector.
In straightforward terms, the Government is saying that every rented home should be safe, warm, in good repair, and free from serious hazards such as damp and mould, regardless of who the landlord is.
What is changing?
Until now, the Decent Homes Standard has only applied to social housing. The Government has confirmed that it will be extended to the private rented sector as part of wider housing reform.
This means private landlords will be expected to meet a defined quality benchmark that has previously only applied to councils and housing associations.
Awaab's Law and Social Housing
The Government has announced the forthcoming implementation of Awaab's Law, which will take effect for the social housing sector from October 2025. Angela Rayner, Deputy Prime Minister, confirmed that:- “We intend to act as quickly as possible to bring all relevant hazards within the scope of new legal requirements, but to ensure its effective implementation we will implement Awaab’s Law through a phased approach.”
Pesky Pests in Rental Properties
Under the Housing Health and Safety Rating System (HHSRS) the causes of pest infestation and the impact on the tenant is high on the agenda and is one of the 29 Hazards. Health hazards due to poor design, layout and construction can make it hard for the occupant to keep the property clean and hygienic, and as a result pests can be attracted.
The HHSRS takes into consideration the following: -
Access into and harbourage within the dwelling for pests
Insect infestation (e.g., cockroaches) and infections (spread by insects and rats and mice)
Access into and harbourage within the dwelling for pests
Inadequate and unhygienic provision for storage and disposal of household waste.
Inadequately stored/accumulated refuse allowing access for insects, rodents, pests, birds, squirrels, foxes
Service ducts and holes around pipes e.g., central heating harbour insects and provide access between dwellings in blocks
Access to open drains by rodents
Access for rodents by means of ill-fitting doors and windows
Uneven and/or cracked internal walls and/or ceilings allowing access for pests
Missing/damaged brickwork including airbricks to external walls and other disrepair to external walls and roof
Therefore, it is up to the landlord to ensure that the property is fit for human habitation.