England � HHSRS � Housing Act 2004 � Improvement Notices � Prohibition Orders

HHSRS Improvement Notices � Landlord Guide UK 2026

Local authority HHSRS improvement notices for UK landlords: High (H) and Medium or Low hazards, prohibition orders, emergency remedial action, 21-day appeal rights to the First-tier Tribunal, and penalties for non-compliance.

8 min readUpdated 6 June 2026Last reviewed: 17 May 2026HHSRSImprovement NoticeEnforcementCompliance

The Housing Health and Safety Rating System (HHSRS), introduced by the Housing Act 2004, assesses 21 hazard categories (from 23 June 2026, SI 2026/571; formerly 29). High (H) hazards represent an imminent serious risk -- the LHA must take enforcement action. Medium or Low hazards are lesser risks where the LHA has discretion.

LHA enforcement options for High (H) hazards

The LHA must take one of: improvement notice (requiring works within a timescale), prohibition order (restricting occupation), emergency remedial action (LHA carries out works directly and charges the landlord), or emergency prohibition order (immediate restriction, bypassing the 21-day appeal window).

What an improvement notice requires

Served under Section 11 (High (H) hazard) or Section 12 (Medium or Low hazard) Housing Act 2004
Must specify: the hazard, the premises, the works required, and the compliance date (at least 28 days after the notice takes effect)
Served on the person having control of the property (landlord or managing agent) and all occupiers
Takes effect 21 days after service -- the 21-day window is the appeal period

Most common High (H) hazards triggering notices

Excess cold (Hazard 1): inability to heat to 18�C in living rooms, condemned boiler, inadequate insulation
Damp and mould (Hazard 2): rising damp, penetrating damp, condensation mould -- Awaab's Law extended obligations
Falls on stairs (Hazard 11): inadequate handrails, steep stairs, structural failure
Fire (Hazard 22): no smoke alarms, inadequate means of escape, combustible linings in HMOs
Electrical hazards: deteriorated wiring, no RCD protection, overloaded circuits (from EICR)

Non-compliance penalties

Criminal offence under Section 30 Housing Act 2004: unlimited fine in the magistrates' court
Civil penalty alternative: up to �30,000 (LHAs increasingly use this route as faster than prosecution)
Works in default: LHA carries out works and recovers cost from landlord as a local land charge
Banning Order: 2+ relevant convictions within 3 years can trigger a Banning Order preventing all letting in England

Prohibition orders

Restricts or prevents occupation of all or part of the property until the hazard is remedied
Breach of a prohibition order: criminal offence, unlimited fine
Prohibition orders remain on property title until revoked by the LHA -- disclosed in conveyancing searches
Emergency prohibition orders: take immediate effect, no 21-day suspension pending appeal

Frequently asked questions

How long do I have to comply with an improvement notice?+

The notice must specify a compliance date at least 28 days after it takes effect. The notice takes effect 21 days after service (unless appealed, which suspends it). In practice you have at least 49 days from service. Where works are complex, negotiate a realistic timescale with the LHA before the notice is served.

Can I appeal an improvement notice?+

Yes -- within 21 days of service to the First-tier Tribunal (Property Chamber). An appeal suspends the notice until the Tribunal determines it. Grounds include: incorrect hazard assessment, disproportionate works, wrong enforcement tool, or procedural defect.

Templates recommended in this guide

Put this guide into practice, get the Landlord Annual Compliance Checklist from the LetSafe shop, the regulation-current pack that matches this guide.

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Landlord Annual Compliance Checklist

Annual walk-through of every compliance touchpoint: gas, electrical, EPC, smoke/CO, Right-to-Rent, deposit, licensing, database registration.

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