HHSRS changes for landlords in England

What the new HHSRS guidance means for landlords

The government updated its landlord and agent guide to the Housing Health and Safety Rating System on 16 September 2026. The guide explains the revised framework now used in England to identify risks to people in their homes. For landlords, the main message is straightforward: understand the hazards, inspect proactively, keep good records, and act before a problem becomes serious.

The Housing Health and Safety Rating System, usually shortened to HHSRS, is not a pass or fail certificate. It is a risk-based assessment used by local councils under Part 1 of the Housing Act 2004. It considers how likely a hazard is to cause harm over the next 12 months and how severe that harm could be.

The revised operating guidance was published on 23 June 2026 and replaced the 2006 version. The landlord and agent guide was then clarified on 16 September. The changes apply in England. Wales has separate HHSRS regulations and guidance, while Scotland and Northern Ireland use different housing standards.

What has changed under the revised HHSRS

The updated framework is intended to make assessments clearer and more consistent. Landlords do not need to train as HHSRS assessors, but they do need enough familiarity with the system to recognise and address serious risks.

• The number of hazards has been reduced from 29 to 21, with related hazards combined. For example, several types of falls are brought together under broader headings.
• New baseline indicators provide a practical reference point for identifying common deficiencies in a home.
• The likelihood element of the assessment has been simplified from 16 numerical categories to four bands, from very likely to very unlikely.
• Hazard results are presented in High, Medium and Low bands. High-band scores are Category 1 hazards; Medium and Low scores are Category 2 hazards.
• New case studies show how assessors may score different situations and what work could reduce the risk.

How the new risk bands work

Each hazard receives its own score. A property can therefore have a mix of Category 1 and Category 2 hazards at the same time.

What baseline indicators mean for landlords

Baseline indicators are suggested measures that help identify common property deficiencies. The government guide includes an abbreviated self-assessment checklist covering areas such as structural condition, drainage, plumbing, bathrooms, kitchens, security, walking surfaces, heating, ventilation, damp and mould, pests and fire safety.

The indicators are not a new universal checklist that every property must meet in exactly the same way. The guidance recognises that a measure may not be feasible or relevant in some properties, including certain listed or non-traditional buildings. It also states that completing the self-assessment is not compulsory. However, anything below a relevant baseline will generally be treated as a deficiency that may need further assessment.

This makes the checklist useful as an early-warning tool. It can help landlords spot concerns before a tenant complains or the council inspects, but it does not replace a competent inspection or guarantee that every risk has been removed.

What landlords should do now

1. Review every property against the baseline indicators. Use the government checklist as a prompt and record any point that is not met, not applicable, or needs professional assessment.
    
2. Prioritise risk rather than appearance. A cosmetic defect may be less urgent than inadequate heating, dangerous electrics, an unsafe staircase, defective fire precautions or serious damp and mould.
    
3. Keep an auditable repair trail. Retain inspection reports, tenant communications, photographs, quotes, appointments, invoices and certificates. If access is refused, record each attempt and seek advice on the proper next step.
    
4. Respond promptly to reports from tenants. Investigate the cause, consider the household’s circumstances and make hazards safe. Avoid treating recurring damp or mould as a cleaning issue without checking the building and ventilation.
    
5. Check your contractors and certificates. Use competent contractors and keep statutory safety records current, including gas and electrical documentation where required.
    
6. Reinspect after work is completed. Confirm that the repair has reduced the underlying risk and has not created a different hazard.

Why early action matters

Local councils may inspect residential property following a complaint, a referral or a proactive programme. If an assessment identifies a Category 1 hazard, the council must act. For Category 2 hazards, it may act. Options include hazard awareness notices, improvement notices, prohibition orders and, where there is an imminent risk of serious harm, emergency action.

A formal notice should never be ignored. Non-compliance may be a criminal offence, and the council may also recover reasonable enforcement costs. Acting early protects tenants, helps prevent a manageable repair becoming a major expense and gives landlords stronger evidence of responsible management.

How Your Move can help

Keeping a rented property safe involves regular inspections, clear communication and well-managed maintenance. If you would like support with the day-to-day responsibilities of letting, speak to your local Your Move team about the service level that best fits your property and experience.

Explore Your Move landlord services or book a lettings appointment.

Frequently asked questions

• Does the revised HHSRS apply across the UK
  No. The revised guidance covered here applies to England. Wales has separate HHSRS regulations and guidance, and different housing standards apply in Scotland and Northern Ireland.
• Do landlords have to carry out an HHSRS assessment
  Landlords are not required to become trained HHSRS assessors, and the baseline self-assessment is not compulsory. However, landlords must keep homes free from Category 1 hazards and should understand the system well enough to identify and reduce risks.
• What is a Category 1 hazard
  It is a high-risk hazard with an HHSRS score of 1,000 or more. If a council identifies one, it has a duty to take appropriate enforcement action.
• Are the baseline indicators legal minimum standards
  They are guideline measures rather than mandatory standards in every case. Even so, a relevant condition below the baseline will generally be treated as a deficiency that may require assessment.
• Is the HHSRS the same as Awaabs Law
  No. Awaab’s Law currently places fixed duties on social landlords for specified hazards and focuses on the actual tenant’s circumstances. HHSRS is a wider risk-assessment system based mainly on a notional vulnerable occupier. The government has said it will consult on applying Awaab’s Law to private rented housing.
• Further information can be found here
  GOV.UK landlord and agent guide to the HHSRS (updated 16 September 2026)
  GOV.UK HHSRS operating guidance (published 23 June 2026)
   

This article is general information for England and is not legal advice. Requirements depend on the property and circumstances; consult the official guidance and seek professional advice where needed.