The New HHSRS System
In 2006, under the Housing Act 2004, the Housing Health and Safety Rating System (HHSRS) was introduced. it become 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.
Why the Changes Matter
There have been concerns for many years the current HHSRS is difficult for landlords and tenants to understand, and the revised system expects to make identifying hazards and enforcement easier to understand whilst retaining the risk-based approached contained within Part 1 of the Housing Act 2004.
The link between HHSRS and the Renters' Rights Act 2025
For landlords and agents, the significance of HHSRS extends far beyond inspections conducted by local authorities. The revised HHSRS will underpin:-
Awaab's Law.
The Decent Homes Standard in the Private Rented Sector.
Enforcement through local authorities
Civil penalties
Rent Repayment Orders
The future Private Rented Sector Database
The Government's intention is that housing conditions are assessed against a clearer and more modern framework, making enforcement easier and more consistent, and also for making it easier landlords to comply.
The New Hazard Structure
The current HHSRS contains 29 hazards and the revised system reduces this to 21 hazards.
Physiological Hazards - Damp and mould, Excess cold, Excess heat, Lighting, Radiation, Carbon Monoxide & fuel combustion products, Asbestos & manufactured mineral fibres, Lead
Psychological Hazards - Crowding and space, Entry by intruders, Noise
Infection Hazards - Domestic hygiene, pests and refuse, Food safety, Water supply
Accident Hazards - Falls associated with baths, Falls on level surfaces, Falls on stairs and ramps, Electrical hazards, Fire and explosions, Structural collapse and falling elements, Collision and entrapment
The New Hazard Bands
The revised system introduces three straightforward categories, intended to make outcomes easier for landlords, tenants and enforcement officers to understand.
Risk Levels
High - Score of 1,000+
Medium - Score of 100–999
Low - Score below 100
However, the Housing Act 2004 framework will remain unchanged and the Category 1 and Category 2 hazards remain.
Category 1 Hazard - Where a Category 1 Hazard exists, the local authority must take the most appropriate enforcement action.
Category 2 Hazard - Where a Category 2 Hazard exists, the authority has discretion whether to take enforcement action.
Where hazards are identified, authorities may still use the enforcement powers contained within Part 1 Housing Act 2004 :-
Informal Action - Advice, Warning letters, Agreed works schedules
Formal Action - Hazard Awareness Notice, Improvement Notice, Prohibition Order, Emergency Remedial Action, Emergency Prohibition Order, Demolition Order, Clearance Area Declaration
Authorities are expected to consider proportionality, severity of risk and the vulnerability of occupiers when selecting the appropriate enforcement response.
What Will Local Authorities Be Looking For?
The biggest enforcement focus is expected to be :-
Damp and Mould - Following the death of Awaab Ishak, damp and mould continue to be a major government priority.
Excess Cold - Particularly where heating systems are defective, insulation is inadequate and EPC ratings are poor.
Fire Safety - Particular attention is likely to be paid to Smoke Alarms, Means of Escape, Fire Separation and HMO fire precautions.
Falls - A significant proportion of HHSRS assessments historically relate to Dangerous stairs, Missing handrails, Trip hazards and Uneven surfaces.
Structural Defects - These include but are not limited to Unsafe ceilings, Loose roof coverings, Defective balconies and Unstable retaining walls.
What action should Landlords and Letting Agents take?
Before 23rd June 2026, landlords and agents should: -
Review inspection procedures.
Increase focus on damp and mould reporting.
Ensure repair records are retained.
Document property inspections thoroughly.
Review fire safety arrangements.
Ensure heating systems are functioning correctly.
Train staff on the revised hazard framework.
Update internal property condition checklists.