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

From 23 June 2026, HHSRS inspections in England commenced on or after 22 June 2026 must be conducted under SI 2026/571. The revised system assesses the likelihood that a hazard will cause harm to the most vulnerable likely occupant, but replaces the old numerical scoring and A–J band system with a straightforward H (High) / M (Medium) / L (Low) rating. A High rating triggers a local authority duty to act; Medium and Low ratings give a power but not a duty. Inspections that commenced before 22 June 2026 continue under the 2005 Regulations.

The most commonly cited HHSRS hazards in private rented properties remain damp and mould growth, excess cold, falls on stairs, and electrical hazards. From 6 April 2026, Awaab's Law (as applied to the private rented sector by the Renters' Rights Act 2025) imposes mandatory response and repair timeframes for damp and mould hazards — landlords who fail to act within those timeframes face civil penalties up to £40,000 regardless of whether a formal HHSRS notice has been served.

<strong>Regulatory notice:</strong> HHSRS assessments conducted by LetSafe UK on or after 22 June 2026 are carried out under the revised framework introduced by SI 2026/571 (The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026). Hazard banding: H (High) | M (Medium) | L (Low). England only.

The revised 21 HHSRS hazard categories (from 23 June 2026)

SI 2026/571 consolidates the previous 29 hazard categories into 21, removing 8 rarely-enforced or consolidated categories. The 21 remaining hazards are still grouped into four broad clusters:

Physiological requirements: damp and mould growth; excess cold; excess heat; asbestos and manufactured mineral fibres; carbon monoxide and fuel combustion products; lead
Psychological requirements: crowding and space; entry by intruders; lighting
Protection against infection: domestic hygiene, pests and refuse; food safety; personal hygiene, sanitation and drainage; water supply for domestic purposes
Protection against accidents: falls associated with baths etc; falling on level surfaces; falling on stairs etc; falling between levels; electrical hazards; fire; flames and hot surfaces; structural collapse and falling elements
Damp and mould growth remains the most commonly enforced HHSRS hazard in the private rented sector — it features in the majority of High hazard enforcement actions by local authorities
Excess cold is the second most common and is closely linked to EPC ratings — a property with an EPC rating of F or G is at high risk of an excess cold High hazard finding
The 8 categories removed or consolidated under SI 2026/571 include: biocides; radiation; uncombusted fuel gas; volatile organic compounds; collision and entrapment; explosions; position and operability of amenities (consolidated into other categories)

High, Medium, and Low hazard ratings (from 23 June 2026)

SI 2026/571 replaces the old numerical score and A–J band system with a three-tier H/M/L rating. The enforcement powers available depend on the rating assigned:

High (H) hazard: The local authority has a duty (not just a power) to take the most appropriate enforcement action. This is the threshold above which the council must serve a notice or take action — it cannot choose to ignore a High hazard once identified. Equivalent to the former Category 1 (score 1,000+) classification
Medium (M) hazard: The local authority has a power to take action but is not obliged to. In practice, Medium findings often result in informal notices, letters, or improvement schedules rather than formal enforcement
Low (L) hazard: The local authority has a power to take action but is not obliged to. Low hazards typically result in a Hazard Awareness Notice or informal correspondence
A single inspection can identify multiple hazards at different rating levels — a property may have a High damp and mould hazard and a Medium falls-on-stairs hazard simultaneously
The H/M/L rating is not a pass/fail test on the property as a whole — it is a rating for each specific hazard. A property with one High hazard and multiple Medium or Low hazards still triggers the enforcement duty for the High hazard
Properties that are subject to an HMO licence are typically inspected more frequently and HHSRS rating is applied as part of the licensing process — a High hazard finding during an HMO licence inspection can result in licence refusal or conditions

Local authority enforcement powers

When a High (H) hazard is identified, the local authority must take the most appropriate of the following actions:

Improvement Notice: The most commonly used enforcement power. Requires the landlord to take specified remedial works within a set timeframe (minimum 28 days for the notice period, then a works completion date). An Improvement Notice can be appealed to the First-tier Tribunal (Property Chamber). Failure to comply with an Improvement Notice without reasonable excuse is a criminal offence
Prohibition Order: Prohibits all or specified use of a dwelling or part of a dwelling. May be absolute (no occupation permitted) or restricted (occupation only by people in specified categories, e.g. adults without children). A Prohibition Order is served where the hazard cannot be remedied by works alone, or as an emergency measure pending works
Emergency Remedial Action: Where a High hazard poses an imminent risk of serious harm, the local authority can enter the property and carry out the remedial works itself without prior notice to the owner. The cost is recoverable from the landlord. This power is used sparingly but is available
Emergency Prohibition Order: An expedited Prohibition Order available without the normal notice period where an imminent hazard requires immediate action. Used alongside Emergency Remedial Action in urgent cases
Hazard Awareness Notice (HAN): An informal notice that does not require remedial action but formally notifies the landlord of a hazard. Used for Medium or Low hazards or as a first step before formal enforcement. A HAN is not enforceable but creates a formal record and can be used in subsequent enforcement proceedings
Demolition Order and Clearance Area: Reserved for properties beyond economic repair. Very rare in the private rented sector

Awaab's Law and HHSRS in 2026

From 6 April 2026, Awaab's Law imposes mandatory timeframes for landlords responding to damp and mould hazards in the private rented sector:

Awaab's Law (Sections 10A–10F, Landlord and Tenant Act 1985, inserted by the Renters' Rights Act 2025) applies to all private residential lettings in England from 6 April 2026 and sets three key deadlines: acknowledge within 14 days of a written hazard report; provide a written repair plan within 7 days of acknowledgement; begin repair works within 7 days of the plan (for emergency hazards — immediately)
Failure to comply with Awaab's Law obligations is a civil breach of the tenancy agreement — tenants can seek a court order for specific performance and damages. Local authorities can use HHSRS enforcement powers in parallel
Damp and mould is simultaneously Hazard 1 under HHSRS and a covered hazard under Awaab's Law — landlords face two distinct legal frameworks for the same problem: the HHSRS enforcement regime (local authority inspection and notice) and the Awaab's Law contractual regime (tenant civil action)
Civil penalties for HHSRS enforcement non-compliance: failure to comply with an Improvement Notice is a criminal offence with an unlimited fine on indictment. Local authorities may also impose civil penalties of up to £40,000 as an alternative to prosecution under Housing Act 2004 powers (as amended by SI 2026/571)
The private sector HHSRS enforcement regime is also linked to the Private Rented Sector Database (when live) — High hazard enforcement actions will be recorded on the landlord's database entry, and non-compliant landlords may be unable to issue possession notices

Frequently asked questions

How does a local authority HHSRS inspection get triggered?+

HHSRS inspections are most commonly triggered by a tenant complaint to the local housing authority — either directly or via the council's environmental health or housing standards team. They can also be triggered proactively during HMO licence inspections, during selective licensing compliance visits, by referrals from other services (e.g. NHS referrals for damp-related health presentations), or as part of proactive enforcement programmes in designated areas. A landlord cannot refuse a local authority inspector entry — they have a right of access under the Housing Act 2004 with reasonable notice.

Can I appeal an HHSRS Improvement Notice?+

Yes. You can appeal an Improvement Notice to the First-tier Tribunal (Property Chamber) within 21 days of the notice being served. The appeal suspends the enforcement notice while it is pending — you do not have to carry out the works during the appeal period. However, if the appeal fails, the works must be completed within the timeframe set by the Tribunal. Grounds for appeal include: the local authority's assessment of the hazard score was wrong; the remedial action specified is unnecessarily extensive; or there were procedural errors in how the notice was served.

What happens if I ignore an HHSRS Improvement Notice?+

Failing to comply with an HHSRS Improvement Notice without reasonable excuse is a criminal offence under Section 30 of the Housing Act 2004, carrying an unlimited fine on conviction on indictment. From 23 June 2026 (SI 2026/571), the local authority may also issue a civil penalty of up to £40,000 as an alternative to prosecution. If the works are still not done, the local authority can carry out Emergency Remedial Action and recover the cost from you. The enforcement action will also be recorded, which may affect your ability to apply for HMO licences and eventually your Private Rented Sector Database entry.

Is HHSRS the same as a building survey or EPC assessment?+

No. HHSRS is a local authority housing health and safety assessment carried out by environmental health officers or housing standards officers, assessing hazards to occupants. It is distinct from a surveyor's building survey (which assesses structural condition) and an EPC assessment (which assesses energy efficiency). However, HHSRS and EPC overlap: a property with an F or G EPC rating is at high risk of an Excess Cold High hazard HHSRS finding. HHSRS is also distinct from gas safety, electrical safety (EICR), and fire safety checks, which are separate statutory regimes.