England, HHSRS, Local Authority Enforcement, Awaab's Law

Housing Health and Safety Rating System (HHSRS) UK 2026, Landlord Guide

How HHSRS assesses housing hazards across 21 categories (formerly 29 before SI 2026/571), the difference between High (H) and Medium or Low hazards, local authority enforcement powers, and the interaction with Awaab's Law damp and mould obligations from 2026.

8 min readUpdated 6 June 2026Last reviewed: 2 September 2026HHSRSHousing StandardsEnforcementDamp and Mould

Written and reviewed byRichard Wood· Founder, LetSafe UKLast reviewed: 2 September 2026

Awaab's Law from 6 April 2026

Damp and mould (HHSRS Hazard 1) is now also subject to Awaab's Law in the private rented sector: landlords must acknowledge reports within 14 days, provide a repair plan within 7 days, and begin works within 7 days of the plan.

What is HHSRS?

The Housing Health and Safety Rating System is the statutory framework under Part 1 of the Housing Act 2004 for assessing housing hazards in residential properties. From 23 June 2026 (SI 2026/571), it covers 21 hazard categories (formerly 29) grouped across physiological requirements, psychological requirements, protection against infection, and protection against accidents.

The 21 HHSRS hazard categories from 23 June 2026 (key ones for private landlords)

Hazard 1, Damp and mould growth: The most commonly enforced category. Cold bridging, condensation, rising damp, and penetrating damp all contribute to this hazard
Hazard 2, Excess cold: Properties with EPC F or G ratings are at high risk. Inadequate heating system, poor insulation, or draught infiltration are contributing factors
Hazard 8; Electrical hazards: Old wiring, lack of RCD protection, overloaded circuits, an EICR identifies these independently but HHSRS assesses occupant risk
Hazard 18; Falling on level surfaces: Trip hazards on level floors, including damaged flooring
Hazard 21; Fire: Lack of smoke alarms, obstructed escape routes, inadequate fire doors in HMOs

Enforcement powers

Improvement Notice: Most common, requires specified remedial works within a set timeframe. Appealable to the First-tier Tribunal within 21 days
Prohibition Order: Prohibits use of the dwelling or part of it. Used where works alone cannot remedy the hazard
Emergency Remedial Action: Council carries out works and recovers cost from landlord. Used for imminent serious harm risk
Hazard Awareness Notice: Informal notice for Medium or Low hazards. Not directly enforceable but creates a formal record
Failure to comply with an Improvement Notice is a criminal offence (unlimited fine) or civil penalty up to £40,000

Sources

This guide is accurate as at 6 June 2026. It is provided for information purposes only and does not constitute legal advice.

Primary sources

This page is drafted against the legislation below. Always check the current text of the law before acting.

Housing Act 2004 (legislation.gov.uk)
HHSRS Regulations 2026 (SI 2026/571) (legislation.gov.uk)
Awaab's Law guidance (GOV.UK)
HMO licensing (GOV.UK)

Frequently asked questions

How is an HHSRS inspection triggered?+

HHSRS inspections are most commonly triggered by a tenant complaint to the local housing authority. They can also be triggered during HMO licence inspections, selective licensing compliance visits, referrals from NHS trusts (e.g. damp-related health presentations), or proactive enforcement programmes. Local authorities have a right of entry under the Housing Act 2004 with reasonable notice.

What is the difference between High (H) and Medium or Low hazards under HHSRS?+

A High (H) hazard (HHSRS score 1,000 or above) triggers a duty on the local authority to take enforcement action. A Medium or Low hazard (score below 1,000) gives the authority a power to act but not a duty. High (H) findings almost always result in a formal notice.

Templates recommended in this guide

Put this guide into practice, get the Awaab's Law Response Template from the LetSafe shop, the regulation-current pack that matches this guide.

ComplianceLS-E-025

Awaab's Law Response Template

Statutory-timeline response pack for damp/mould hazard complaints.

£19

See what’s inside

ComplianceLS-E-020

Landlord Annual Compliance Checklist

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

£19

See what’s inside

ComplianceLS-E-034

HHSRS Self-Assessment

The updated HHSRS self-assessment template for England landlords, revised for Statutory Instrument 2026/571 which came into force on 23 June 2026. Replaces the old A-J band system and 29-hazard framework with the new 21-hazard, High/Medium/Low scoring structure, and includes the new civil penalty reference (£7,000 where the council takes enforcement action over a Category 1 hazard, £40,000 maximum). The Fire hazard section is updated to cover the expanded SI 2026/571 definition, which now expressly includes explosions and structural collapse.

£19

See what’s inside

Found a gap or disagree with something?

Reply to any LetSafe email or write to Richard@letsafeuk.co.uk. We rewrite guides when we get something wrong, the sooner we hear, the sooner we fix it.

Hand-picked by topic overlap with this guide.

England, HHSRS, Awaab's Law, Damp & Mould, Hazard Response

HHSRS, Damp, Mould and Awaab's Law, Landlord Obligations 2026

How the Housing Health and Safety Rating System (HHSRS) and Awaab's Law interact in 2026, the mandatory hazard response timeframes for private landlords, and how to conduct and document pre-let HHSRS assessments.

England, Compliance & safety, Awaab's Law, Damp & Mould

Awaab's Law 2026, Complete Landlord Compliance Guide

Awaab's Law 2026 landlord guide: statutory timeframes for damp and mould reports, investigation and repair obligations, enforcement powers, and how to build a compliant hazard log. Updated for the Renters' Rights Act 2025.

England, Renters' Rights Act 2025, Awaab's Law, HHSRS

Damp and Mould Landlord Guide UK 2026, Awaab's Law and HHSRS

Landlord guide to damp and mould in England 2026: Awaab's Law mandatory response timeframes, HHSRS High hazard assessments, the legal duty to address damp and mould hazards, and practical remediation steps.

England · Repairs & Habitability · HHSRS · Awaab's Law

Landlord Pest Control UK 2026: Legal Responsibility & How to Handle Infestations