What is the HHSRS – and Why Every Landlord Needs to Understand It,(Especially Now) changes coming from the 22nd June

easternlandlords
Jun 5
4 min read

If you’ve ever had a council inspection, received an improvement notice, or been told your property has a “Category 1 hazard”, you’ve already come face-to-face with the Housing Health and Safety Rating System (HHSRS).

But here’s the truth: most landlords don’t fully understand it and with changes coming into force this June, that’s becoming a bigger risk.

So let’s break it down simply.

What is the HHSRS?

The HHSRS is the system local councils use to assess whether a property is safe to live in. It was introduced under the Housing Act 2004 and applies to all residential properties in England and Wales.

Crucially, it’s not a checklist or set standard.

Instead, it’s a risk-based assessment. Councils look at your property and ask:

“What could go wrong here – and how serious would it be if it did?”

They then score each issue based on:

The likelihood of harm occurring
The severity of that harm

The 29 Hazards (and Why They Matter)

Under the current system, councils assess up to 29 different hazards.

These cover everything from:

Damp and mould
Excess cold
Fire and electrical risks
Structural collapse
Trips and falls

In other words, not just obvious “disrepair”, but anything that could impact a tenant’s health or safety.

A key point many landlords miss: A hazard doesn’t have to have caused harm it just needs the potential to do so.

Category 1 vs Category 2: The Bit That Gets You in Trouble

Once hazards are scored, they’re split into two categories:

🔴 Category 1 Hazards

Serious and immediate risks to health
Think dangerous electrics, severe damp, structural issues
Councils MUST take action

🟠 Category 2 Hazards

Less severe, but still a problem
Councils can take action, but don’t have to

And yes enforcement can range from improvement notices to prohibition orders or even emergency works.

Why This Matters More Than Ever

Here’s the part landlords need to pay attention to.

The government has reviewed the HHSRS and is introducing changes from June 2026.

The key updates include:

A simpler scoring system
Bandings changing to High, Medium, Low
Hazard categories reducing from 29 to 21
Updated definitions (including fire risk)

The goal is to make the system easier to understand but the practical outcome remains the same:

If your property presents a serious risk, the council will act.

The Big Misconception: “My Property Meets Standards”

This is where landlords often get caught out.

Because HHSRS:

Doesn’t set a fixed “pass/fail” standard
Doesn’t care if the property is “generally OK”
Focuses entirely on risk to the most vulnerable occupant

So even a property that seems fine to you could still fail under inspection.

What Should Landlords Actually Do?

Here’s the practical bit what this means for you day to day:

1. Think in Terms of Risk, Not Just Repairs

Ask yourself:

Could someone get hurt here?
Who would be most at risk (children, elderly tenants)?

2. Be Proactive (Not Reactive)

Don’t wait for complaints or inspections.

Regularly check for:

Damp and ventilation issues
Heating and insulation
Trip hazards (stairs, flooring, access)
Fire safety measures

3. Document Everything

If you end up in a dispute or inspection:

Inspection records matter
Repair logs matter
Communication with tenants matters

4. Treat Category 1 Risks as Urgent

If something could be severe: Fix it immediately Don’t wait for council involvement

Here’s a clean section you can drop straight into your blog (fits your tone and adds a strong “real-world risk” angle for members):

What About Fines and Enforcement?

This is where HHSRS really starts to bite.

If a council identifies a serious hazard during an inspection, they don’t just “advise” they have legal enforcement powers.

Step 1: Formal Notice

Most cases start with an Improvement Notice, which legally requires you to fix specific issues within a set timeframe.

Ignore it, and things escalate quickly.

Step 2: Financial Penalties

Local authorities can issue civil penalties instead of prosecution, and these are not small:

Up to £30,000 per offence under existing powers
Increasing to up to £40,000 under the new 2026 framework,

These fines can apply if you:

Fail to comply with an Improvement Notice
Breach licensing rules
Ignore serious hazards

In some cases, multiple penalties can be issued for the same property if there are separate breaches.

Step 3: Criminal Offence (If You Ignore It)

Failing to comply with an Improvement Notice is a criminal offence.

This can lead to:

Prosecution in court
Additional fines
Being required to pay the council’s costs
In serious cases, further enforcement (including works carried out at your expense)

Step 4: Councils Can Do the Work (and Bill You)

If hazards are urgent or you fail to act, councils can:

Carry out emergency remedial works themselves
Then charge you for the full cost

If a hazard could seriously harm a tenant… fix it before the council finds it.

Final Thoughts

The HHSRS sits at the heart of housing enforcement and it’s not going away.

If anything, with ongoing reforms and tighter scrutiny from councils, it’s becoming more relevant, not less.

The takeaway is simple:

Good landlords don’t just fix problems — they anticipate them.

Understand the risks, stay ahead of them, and you’ll avoid enforcement, protect your tenants, and ultimately protect your business.

Interested in a deep dive then here is a link to HHSRS operating Guidance?