Private landlords in England must now investigate damp and mould within 14 days and begin remediation works within 7 days of the investigation report. Emergency hazards require investigation and emergency works within 24 hours.
What is the Housing Health and Safety Rating System?
The Housing Health and Safety Rating System (HHSRS) is the statutory framework under the Housing Act 2004 for assessing housing conditions in residential properties. It replaces the old fitness standard. From 23 June 2026, HHSRS covers 21 hazard categories (SI 2026/571; formerly 29); from excess cold and damp and mould growth to falls, fire, electrical hazards, and overcrowding. Hazards are rated as either High (H) (serious) or Medium or Low (less serious). Local authorities have a duty to act on High (H) hazards and discretion to act on Medium or Low hazards.
HHSRS and Awaab's Law (PRS extension, date to be confirmed)
The Renters' Rights Act 2025 is expected to extend Awaab's Law; originally introduced for social housing by the Social Housing (Regulation) Act 2023; to all private residential landlords in England, with the implementation date to be confirmed by secondary legislation. Awaab's Law imposes mandatory statutory timeframes on private landlords for responding to hazards under HHSRS, overriding any tenancy agreement provision that would otherwise allow delay.
Mandatory hazard response timeframes
- Emergency hazards: Any hazard presenting a serious and immediate risk to health or safety must be investigated within 24 hours of the tenant report and emergency works must begin within 24 hours of the investigation
- Damp and mould (High (H) or Medium or Low): Must be investigated within 14 days of a tenant report. Following the investigation report, remediation works must begin within 7 days. Works must be completed within a reasonable time
- Non-emergency HHSRS hazards (other): Investigation within a reasonable time having regard to the nature and severity of the hazard. Works must be completed within 10 weeks of the investigation report
- Written record required: Maintain a written record of the tenant report date, investigation date, investigation findings, works commissioned, and completion date, this is the evidence base if a complaint is made to the PRSO or local authority
The 21 HHSRS hazard categories (from 23 June 2026, SI 2026/571; formerly 29)
- Physiological requirements: Damp and mould growth, excess cold, excess heat, asbestos and manufactured mineral fibres, indoor air pollutants (carbon monoxide, nitrogen dioxide, VOCs, uncombusted fuel gas, biocides), lead, radiation
- Psychological requirements: Crowding and space, entry by intruders, lighting, noise
- Protection against infection: Domestic hygiene, pests and refuse (including food safety, personal hygiene, sanitation and drainage); water supply
- Protection against accidents: Falls on the level, falling on stairs and steps, falling between levels, electrical hazards, fire and explosions, flames and hot surfaces, collisions and entrapment and ergonomics, structural collapse and falling elements
Damp and mould: identifying and remediating
- Condensation damp: The most common form. Warm moist air condensing on cold surfaces. Indicators: black mould on cold external walls, window reveals, and behind furniture. Remedy: improved insulation, enhanced ventilation, MVHR units or window ventilation upgrades
- Penetrating damp: Water ingress through external walls, windows, or roofs. Indicators: staining on ceilings or walls following rain, damp patches expanding in wet weather. Remedy: repair external source; failed pointing, cracked render, blocked guttering, faulty flashings
- Rising damp: Groundwater rising through masonry via capillary action. Indicators: tide mark on low walls, salting on plaster, damp confined to ground floor. Remedy: damp-proof course installation or injection, plaster hacking and re-application
- Document everything: Photograph affected areas at inspection, record moisture meter readings, note the tenant report date, and record investigation findings in a written hazard log, essential evidence if a complaint is made to the PRSO or local authority
Local authority enforcement
Local authorities retain their Housing Act 2004 powers to inspect under HHSRS and serve improvement notices, prohibition orders, or emergency remediation notices. These powers sit alongside the Awaab's Law regime, a landlord who fails to comply with Awaab's Law timeframes may also face local authority enforcement. High (H) hazard enforcement can result in the local authority carrying out works and recovering costs from the landlord.
Sources
- Housing Act 2004 Part 1, HHSRS (legislation.gov.uk)
- Social Housing (Regulation) Act 2023 (legislation.gov.uk)
- Renters' Rights Act 2025 (legislation.gov.uk)
- HHSRS guidance for landlords and property professionals (gov.uk)
This guide is accurate as at 6 June 2026. It is provided for information purposes only and does not constitute legal advice.