After criticism for being overly complex and difficult for landlords and tenants to understand, the Housing Health and Safety Rating System (HHSRS), the framework used by local authorities to assess housing conditions in England, is set to be simplified from 23 June 2026.
What is HHSRS?
The HHSRS is a risk-based assessment tool, originally introduced in 2006 under the Housing Act 2004, used by local councils to determine whether a residential property poses a risk to the health or safety of its occupants.
During an inspection, a council officer will identify potential hazards within a property, assess the likelihood and severity of harm and produce a numerical score to quantify the risk.
A “hazard” is defined in the Housing Act 2004 as any risk to health or safety arising from deficiencies in the property itself, the building or the surrounding environment. These deficiencies may result from poor construction, lack of maintenance, or other factors. HHSRS hazards are split into two categories; Category 1 Hazards which represent the most serious risks and Category 2 Hazards which are less severe but still of concern.
Key Changes to HHSRS from June 2026
- The system has been streamlined from 29 hazards to 21 clearly defined hazards, grouped into four themes: protection against accidents, physiological requirements, protection against infection and psychological requirements.
- The previous A–J banding system has been replaced with three clear categories: High, Medium and Low.
- The four classes of harm have been renamed to make them more intuitive; Extreme, Severe, Serious and Moderate.
- The definition of fire-related hazards has been expanded to include smoke and fumes, explosions and structural collapse caused by fire or explosions.
- Baseline indicators have been introduced. These are not mandatory legal standards but a practical benchmark for expected property conditions used to identify deficiencies during inspections. While not legally binding in themselves, falling short of these benchmarks will influence hazard scoring and enforcement decisions.
- Under the Renters’ Rights Act, councils will be able to impose civil penalties of up to £7,000 where a Category 1 hazard exists, enforcement action has been taken, and the landlord could reasonably have addressed the issue.
- The updated HHSRS will play a key role in the future Decent Homes Standard (DHS), expected to apply to the private rented sector by 2035. To meet the DHS, a property must be free from Category 1 hazards, be in reasonable repair, provide adequate facilities, offer sufficient thermal comfort and be free from damp and mould. HHSRS remains the primary tool used to assess whether homes meet these safety requirements.
The 2026 reforms are designed to make HHSRS easier to understand, more consistent in application and more transparent for landlords and tenants. Although the government has stated that the changes do not raise the standard, the introduction of baseline indicators and clearer guidance is likely to lead to more consistent enforcement in practice. Landlords should ensure properties align with the new baseline expectations to reduce risk and avoid enforcement action.
If you require any advice or assistance in dealing with the new HHSRS, please contact our Dispute Resolution team.