The HHSRS was revised in June 2026. It remains the Housing Act 2004 risk-based system used by local authorities to assess housing conditions, but the updated system now covers 21 hazards rather than the previous 29 and uses revised operating and enforcement guidance. Local authorities must act where they identify a category 1 hazard and have powers to act in relation to category 2 hazards.
The Housing Act 2004 provides the framework for the introduction of a system of assessing the condition of residential properties in England and Wales. From April 2006 the Housing Health and Safety Rating System (HHSRS) was brought into effect by the Housing Health and Safety Rating System (England) Regulations 2005. The main aim of the system is to combat poor housing standards as Local Authorities have an obligation to keep the housing conditions in their area under review. A Local Authority officer has the power to inspect a property in order to identify any potential risk or hazard to the health and safety of occupants which arises from a deficiency in the dwelling. The full system used to assess hazards is very technical. An assessment is made of the likelihood of an occurrence resulting from a hazard and the level of harm that could result from that occurrence having regard to vulnerable occupants.
Following the 2026 revision, there are 21 hazards assessed under the HHSRS such as damp, mould and excess cold. A numerical score is produced which is compared against a range of scores grouped into prescribed bands. The bands are then classified into either category one or category two hazards. The Local Authority has a duty to act for a category one hazard. If a category two hazard is found then the Local Authority does not have a duty to act but may do so under the powers given to it under the scheme. The Housing Act 2004 gives a variety of enforcement powers to the Local Authority to address hazards: • Service of a hazard awareness notice notifies the landlord that the Council classifies a hazard at the property.
• Service of an improvement notice orders the landlord to carry out certain repairs or improvements by a given time. • A prohibition order orders the closure of all or part of a building or restricts the occupation of a certain number or description of people at the property. Improvement notices and prohibition orders may be suspended. • A demolition order is an order to demolish the property. • Declaration of a clearance area. • The Local Authority can take emergency action to carry out repair works themselves and reclaim the costs from the landlord.
Landlords and agents should also be aware that if a hazard is discovered at the property, a landlord may also be in breach of the repairing obligations under section 11 of the Landlord and Tenant Act 1985. We advise landlords and agents to ensure that all complaints by tenants are investigated and dealt with promptly. In addition it is strongly recommended that landlords review their properties regularly to assess the condition and ensure it complies with all statutory repairing and safety obligations.
Useful UK legal and solicitor links
- GOV.UK: 2026 HHSRS landlord and agent guide
- GOV.UK: HHSRS operating guidance
- Anthony Gold: HHSRS update
This article provides general information only and is not a substitute for legal or tax advice on a specific case.
